SPECIAL BOARD of COMMISSIONERS Daniel S

SPECIAL BOARD OF COMMISSIONERS

Daniel S. Bernheim, President

February 26, 2020

AGENDA

When addressing the Board of Commissioners, please state your name and address before making comments. As a courtesy to all, comments made from the audience during testimony or Board deliberation are not permitted and are not included as part of the public record. Public speakers are encouraged to summarize their comments and limit presentation to three minutes per item. The Board requests that the audience silence their cell phones at the beginning of the meeting. The Township has an assistive listening system to accommodate the hearing impaired. Please advise Township staff if you wish to utilize this equipment.

1. Call to Order 2. Roll Call 3. Public Hearings / Adoption of Ordinances • PUBLIC HEARING AND ADOPTION OF ORDINANCE - CHAPTER 155, ZONING CODE UPDATE • PUBLIC HEARING AND ADOPTION OF ORDINANCE - CHAPTER 155, AMENDMENT OF ZONING MAP • PUBLIC HEARING AND ADOPTION OF ORDINANCE - CHAPTER 135, SUBDIVISION AND LAND DEVELOPMENT - UPDATE CROSS REFERENCES TO ZONING CODE • PUBLIC HEARING AND ADOPTION OF ORDINANCE - VARIOUS CHAPTERS - UPDATE CROSS REFERENCES TO ZONING CODE 4. Adjournment

1 AGENDA ITEM INFORMATION

COMMITTEE: Building and Planning Committee

ITEM: PUBLIC HEARING AND ADOPTION OF ORDINANCE - CHAPTER 155, ZONING CODE UPDATE

An Ordinance to amend the Code of the Township of Lower Merion, Chapter 155, Zoning, amending that Chapter in its entirety, revoking the text as it now appears, and adopting the text attached, thereby effecting a comprehensive rezoning of the entirety of the land comprising the Township of Lower Merion, including specifically the following Articles: Article 1, Introduction; Article 2: Definitions; Article 3: General To Districts; Article 4: District Specific Standards; Article 5: Uses; Article 6: Special Districts; Article 7: Conservation & Preservation Overlays; Article 8: Parking Standards; Article 9: Sign Standards; Article 10: Supplemental Use Regulations And Nonconformities; and Article 11: Process & Procedures, Together With List Of Tables And Figures.

This Ordinance was authorized for advertisement at a stated meeting of the Board of Commissioners held December 18, 2019 and duly advertised in the February 2, 2020 and February 9, 2020 editions of the Main Line Times & Suburban. ATTACHMENTS: Description Type Memorandum - Zoning Code Adoption Backup Material Proposed Ordinance - Zoning Code Adoption Ordinance

2 TOWNSHIP OF LOWER MERION

Building & Planning Department

Memorandum

Topic: Public Hearing to Consider Adoption of a New Zoning Code and Zoning Map

Prepared by: Christopher Leswing, Director, Building & Planning Department

Date: February 21, 2020

Action Consider the adoption of a new Zoning Code and Zoning Map.

Background In January 2016, the Board of Commissioners adopted the Comprehensive Plan for the Preservation, Infill, and Redevelopment of Lower Merion Township. The Comprehensive Plan recognized that the Township’s land use regulations were oriented towards the subdivision and development of large tracts of vacant land, and that a new Zoning Code should be prepared to address the infill and redevelopment occurring in the community.

At the Board’s direction DPZ began preparing the draft Zoning Code in 2017. The first draft of the new Zoning Code was publicly distributed in October 2018. Over 30 public meetings and five open houses have been held since the first draft of the Zoning Code was published. Several revised drafts, each accompanied by a list summarizing the new edits have been distributed and posted to the Township’s website at www.lowermerion.org/rezoning.

The Pennsylvania Municipalities Planning Code states that 2016 COMPREHENSIVE PLAN VISION zoning codes should reflect the policy goals of the statement of community development objectives of the Preserve Lower Merion's classic Comprehensive Plan, and give consideration to the residential neighborhoods, township's character of the municipality, the needs of the citizens and village cores and commercial areas to the suitability and special nature of particular parts of the improve walkability, expand transit municipality. use, and encourage design excellence.

The draft Zoning Code is designed to advance the vision and community development objectives of Lower Merion Township’s 2016 Comprehensive Plan. It was prepared to achieve the three following major goals: 1. Achieve the desired density, and align the standards with Land Use and other relevant recommendations; 2. Promote the desired form and pattern of the built environment; and 3. Create a user friendly, publicly-accessible document.

Major Changes from the Existing Zoning Code to the New Zoning Code The following list highlights key concepts and major changes implemented through the new Zoning Code:

Township-wide Changes: 1. New zoning districts introduced. 2. Township-wide architectural standards established. 3. Modifications to how building height is measured. 4. Predominant setback established. 5. Conservation and Preservation Overlay District refined. 6. Affordable housing incentives refined.

Institutional Changes: 7. Institutional Zoning District established.

Commercial District Changes: 8. Commercial District height standards refined. 9. Mixed-Use Special Transportation (MUST) Overlay District eliminated. 10. Rock Hill Overlay District (ROHO) changed to Rock Hill Road District (RHR) and standards refined.

4 Township-wide Changes: 1. New zoning districts introduced The new Zoning Code is completely reorganized, and the Zoning Map includes the following zoning districts:

Residential Institutional Districts Lower Density Residential LDR1 Institutional Nature Preserve IN Districts LDR2 Institutional Civic IC1 LDR3 IC2 LDR4 IC3 Medium Density Residential MDR1 Institutional Education IE1 Districts MDR2 IE2 MDR3 IE3 Special Districts Institutional Housing IH1 Medical Center District (MC) MC IH2 Bryn Mawr Medical District BMMD1 IH3 (BMMD) BMMD2 Industrial Districts BMMD3 Light Industrial District LI Rock Hill Road District RHR Commercial Bryn Mawr Village District BMV1 Village Center District VC (BMVD) BMV2 Town Center Districts TC1 BMV3 TC2 BMV4 City Avenue District (CAD) RCA Note: The zoning boundaries of the MC and BCR BMMD districts remain unchanged. BV

2. Township-wide architectural standards established Lower Merion Township is known for its high-quality architecture, historic vestiges, and scenic residential neighborhoods. The current Zoning Code only applies architectural standards to a handful of commercial zoning districts. The architectural standards in the Bryn Mawr Village District and the MUST overlay districts have resulted in new infill development and redevelopment that is complementary to the historic fabric of these commercial areas. Other commercial areas lacking architectural standards have seen more typical pad development where any meaningful architectural modifications and higher quality construction materials have been negotiated through the land development process.

5 The new Zoning Code establishes architectural standards township-wide to ensure quality infill development and redevelopment in all commercial and residential neighborhoods. The architectural standards require high quality building materials to ensure longevity and resilience. Storefront standards are established to promote active uses on the ground floor. The new Zoning Code allows variation in the architecture standards by conditional use.

The establishment of architectural standards advances the following Comprehensive Plan community development objective: “To preserve and enhance the unique character and high quality of life for all residents in all parts of the Township. This will support the Township’s primary role as an attractive suburban, residential community...”

3. Modifications to how building height is measured Existing and Finished Grade: Recent land development applications have prompted a review of the way building height is measured. The current Code does not take the existing grade into account. The building height is measured from the mean level of the ground surrounding the building after construction. This allowed developers to bring in fill, regrade a property higher than surrounding properties, and construct a building that was compliant with the maximum height requirements even though it was taller than the surrounding existing buildings.

Under the new Zoning Code, the building height will be measured from the existing mean grade if the finished mean grade is more than two feet higher than the existing mean grade. This will attempt to alleviate the increased height of new infill development so that it does not tower over existing structures.

Residential Building Height: The new Zoning Code includes standards in the LDR and MDR1 Districts relating to the slope of the roof to discourage the development of large, boxy buildings atypical of the architectural character of Lower Merion.

The modifications to how building height is measured implements the following Comprehensive Plan community development objective: “To guide future land development, consistent with the Future Land Use Map, to ensure that new development is compatible with the mass, scale, intensity and use of existing villages, neighborhoods and other developments and to create appropriately scaled, livable transitions between commercial and residential neighborhoods.”

Staff will continue to monitor the new building height regulations after the code is adopted to determine if they properly address the concerns listed above.

4. Predominant setback established The existing Zoning Code has one front yard setback requirement for all residential and most commercial zoning districts, regardless of the existing development pattern. Because much of the community was developed prior to the adoption of the first Zoning Code in 1927 many lots and in some cases, entire neighborhoods do not conform to the front yard setback standards. This leads to infill development that is compliant with the setback standards, but inconsistent with the uniform development pattern.

The new Zoning Code includes a predominant setback standard for the more densely developed zoning districts to maintain the established development pattern (LDR4, MDR1-3, VC, TC1). The predominant setback is determined by calculating the median front setback of existing principal buildings within 200 feet of the subject property’s lot line, as shown in the illustration provided below.

The predominant setback standards support the following Comprehensive Plan recommendation: LR2.b. The underlying zoning…should be adjusted to reflect the established pattern and to ensure that infill construction is consistent in scale, mass and pattern.

5. Conservation and Preservation Overlay District refined The Conservation and Preservation Overlay Districts include the Historic Resource Overlay District, the Open Space Overlay District, the Floodplain Overlay District, the Steep Slopes Overlay District and the Wooded Lot Overlay District. The existing Open Space Preservation District standards were largely incorporated into the Open Space Overlay District. The existing Floodplain District standards were incorporated into the new Zoning Code as FEMA recently conducted a review of the Township’s standards.

The existing Historic Resource Overlay District standards were largely incorporated into the new Code. The incentives provided in the Code to encourage the preservation of historic resources were refined as follows: • Incentives to promote the adaptive reuse of historic buildings were clarified to limit each property to a single incentive use. • The ability to convert a Class 1 historic resource to a convalescent home, personal care facility or home for the aged was removed. • The ability to convert a non-historic accessory building to a multifamily use was removed. • The conversion of a historic resource to an office use was capped at 100,000 square feet of the existing gross habitable floor area.

These refinements implement the following recommendation of the Comprehensive Plan: LH5: “Refine and expand the Township’s existing incentives for historic preservation…”

The current Zoning Code includes Steep Slope and Wooded Lot provisions, which have been refined under the new Zoning Code. Under the new Zoning Code, the Steep Slope provisions include specific lot area and impervious surface penalties for different types of development, including non-residential development. The Wooded Lot provisions were expanded to apply to any parcel containing at least one viable tree having a caliper of six inches or greater.

These refinements advance the following Comprehensive Plan community development objective: “To recognize the natural constraints preventing development in certain areas, such as floodplains, steep slopes, and erosion-prone land, and the necessity of preserving and enhancing these critical areas for the benefit of all citizens through the use of appropriate land use management.”

6. Affordable housing incentives refined The current Zoning Code includes affordable housing incentives in the R6A, R7, C1, C2, ASDD- 2 and MUST Overlay Districts. The MUST district includes a fee-in-lieu option. The zoning incentives vary by district, and include building height increases, decreased setback requirements, decreased parking standards, and an increase in the number of units allowed per acre (a lot area reduction). Nearly 150 low-and moderate-income housing units have been constructed to date, including the Ardmore House, Ardmore Crossing Senior Housing, St. Asaphs Road, Spring Avenue townhouses, and 11-15 E. Athens Avenue.

The new Zoning Code includes a building height incentive in the TC1 District, which allows for a one-story height increase when a development either provides moderate-income dwelling units or pays a fee-in-lieu of the dwelling units. The development is required to set aside five dwelling units or 20% of the dwelling units (whichever is greater) for moderate-income housing. Due to significant community opposition to building height incentives and parking reductions it was determined that additional affordable housing incentives be considered as a separate policy discussion moving forward.

Maintaining affordable housing incentives in the Zoning Code advances the following Comprehensive Plan community development objective: “To achieve/maintain a diverse population composition with equal opportunity for safe and quality affordable housing, in part through the preservation of existing neighborhoods.”

Institutional Changes: 7. Institutional Zoning District Established The Township is home to over 100 institutions collectively comprising over 13% of the community’s land area. Many of the Township’s institutions are well established, predating the incorporation of Lower Merion Township in 1900. The historical, cultural and architectural character of local institutions contributes to Lower Merion’s unique sense of place.

8 Institutions have been allowed to locate and expand in all residential zoning districts since the adoption of the first Zoning Code in 1927. The current Zoning Code allows institutions in residential zoning districts by special exception. Generally, institutions are required to comply with the bulk standards (impervious surface, setbacks, height) of the residential zoning district where they are located. Because institutional land uses are so ingrained in residential neighborhoods, their physical and operational changes have the potential to significantly impact surrounding residential uses. The Comprehensive Plan recommended that an Institutional Zoning District or Overlay District be established to set specific standards and guide future institutional growth.

The new Zoning Code establishes four principal Institutional Districts: Institutional Nature Preserve (IN), Institutional Civic (IC), Institutional Education (IE), and Institutional Housing (IH). These categories correspond to the variety of activities and range of impacts that might be expected of each.

The Institutional Civic (IC), Institutional Education (IE), and Institutional Housing (IH) Districts are divided into sub-districts with varying development standards designed to assure compatibility with adjacent residential development.

The establishment of the Institutional Zoning District advances the following Comprehensive Plan community development objective: “Maintain the vitality and diversity of private institutions, including colleges, universities, religious institutions, hospitals and private schools, recognizing their value to the quality of life of the residents and their importance as community resources, while balancing their needs with those of the surrounding neighborhoods.”

Commercial District Changes: 8. Commercial District height standards refined Many of the Township’s commercial corridors were developed with one- to three-story buildings along the community’s thoroughfares. With the exception of Ardmore and Bryn Mawr, the commercial nodes along Lancaster Avenue and Montgomery Avenue are zoned C1 and C2 where a maximum building height of 65 feet is allowed. Under the draft Zoning Code, the maximum building height in the VC, TC1, and TC2 Districts is 40 feet (3-stories). In the TC1 District the building height may be increased to 50 feet (4-stories) when affordable housing or public gathering space is provided.

Existing Zoning Code Draft Zoning Code C1 C2 CL ASDD- MUST VC TC1 TC2 1 Max. 65 ft. 65 ft. 35 ft. 65 ft. 39-78 40 ft. 40 ft. 40 ft. Building ft.* (3- (3- (3- Height stories) stories) stories) Incentive NA NA NA NA 91 ft. NA 50 ft. NA Building (4- Height stories) *Maximum height varies based on lot size and location.

9 These refinements implement the following recommendation of the Comprehensive Plan: LC6 “Develop appropriate bulk and setback controls to achieve desired form for each commercial area.”

9. Mixed-Use Special Transportation (MUST) Overlay District eliminated The MUST Overlay District, enacted in 2006, applies to commercial properties within 1,500 feet of the Ardmore commuter rail station. The purpose of MUST was to encourage the development of transit-supportive mixed-use neighborhoods that foster economic viability, pedestrian activity and a sense of community. It includes design standards and requires active ground floor commercial uses. It also allows for increased building heights the closer a property is to the train station. MUST met community opposition due to the increased allowable building height (91 feet with incentives), reduced parking standards, and increased all around density.

The new Zoning Code and Zoning Map largely replaces the MUST zoning district with the TC1 district where building height is limited to four-stories with incentives, which is more in keeping with the historical development pattern in Ardmore. The commercial area zoning in Ardmore will continue to be evaluated and refined through a future master planning process. The Comprehensive Plan recommended that the MUST zoning be re-evaluated.

10. Rock Hill Overlay District (ROHO) changed to Rock Hill Road District (RHR) and standards refined The 2000 Rock Hill Road/Belmont Avenue Corridor Master Plan served as the impetus for the adoption of the Rock Hill Overlay District (ROHO) in 2006. The purpose of ROHO is to encourage the redevelopment of the existing underutilized industrial corridor into an economically dynamic, attractive gateway to Lower Merion Township. The ROHO is designed specifically for this corridor to promote pedestrian oriented design; mixed-use redevelopment that is attractive and appropriate to the area; protect natural features; and improve traffic flow and pedestrian and vehicular safety. As an overlay district, properties may be developed to the underlying zoning district with conditional use approval by the Board of Commissioners.

Under the new Zoning Code, the overlay district becomes a stand-alone zoning district, Rock Hill Road District (RHR) removing the ability to develop to a different standard. This will ensure that new development advances the goals and objectives established for this corridor. The Comprehensive Plan included that the ROHO district continue to be refined, as necessary.

Planning Commission Recommendation on Draft Zoning Code & Map (February 2020) At a public meeting on February 3, 2020 the Planning Commission voted unanimously to recommend the adoption of the draft Zoning Code and Zoning Map. The Montgomery County Planning Commission also supports the proposed Zoning Code and Map without further comment via letter (copy attached) dated February 14, 2020.

Staff Recommendation Staff feels that the new Zoning Code and Zoning Map aligns with the community development objectives established with the 2016 Comprehensive Plan and recommends adoption of the new Zoning Code and Zoning Map.

10 MONTGOMERY COUNTY MONTGOMERY COUNTY BOARD OF COMMISSIONERS PLANNING COMMISSION MONTGOMERY COUNTY COURTHOUSE • PO BOX 311 VALERIE A. ARKOOSH, MD, MPH, CHAIR NORRISTOWN, PA 19404-0311 KENNETH E. LAWRENCE, JR., VICE CHAIR 610-278-3722 JOSEPH C. GALE, COMMISSIONER FAX: 610-278-3941• TDD: 610-631-1211 WWW.MONTCOPA.ORG

John Cover, AICP INTERIM EXECUTIVE DIRECTOR

February 14, 2020

Mr. Christopher Leswing, Director of Building & Planning Building & Planning Department Township of Lower Merion 75 East Lancaster Avenue Ardmore, PA 19003

Re: MCPC #19-0199-002 Lower Merion Township Zoning Code and Map Township of Lower Merion

Dear Mr. Leswing,

We have reviewed the above-referenced zoning ordinance text and zoning map amendments in accordance with Section 609 of Act 247, “The Pennsylvania Municipalities Planning Code” as you requested on January 9, 2020. We forward this letter as a report of review and recommendations.

BACKGROUND

Lower Merion Township proposes to adopt a new zoning code and zoning map to replace their current zoning code and zoning map. A version of the draft zoning code and zoning map was previously reviewed in a review letter dated September 13, 2019.

The zoning map will consist of seven residential districts (LDR1-4 and MDR1-3), three commercial districts (VC, TC1, and TC2), ten institutional districts (IN, IC1-3, IE1-3, and IH1-3), one light industrial district (LI), and five special districts including the Medical Center District (MC), the Bryn Mawr Village District (BMV), the Bryn Mawr Medical District (BMMD), the Rock Hill Road District (RHR), and the City Avenue District (CAD).

The zoning code will consist of the following articles: • Article 1: Introduction contains information on the framework of the code including its purpose, intent and goals; as well as applicability, district descriptions, and the relation to the zoning map • Article 2: Definitions includes definitions for key terms used in the code • Article 3: General to Districts contains information that applies across all of the zoning districts, such as terminology, lot occupation, frontage types, building height, and architectural controls

11 Mr. Christopher Leswing, -2- February 14, 2020 Director of Building & Planning

• Article 4: District Specific Standards contains information sp ecific to each zoning district, including lots and building placement and building configuration • Article 5: Uses establishes which land uses are allowed in each zoning district and additional provisions related to conditional uses, special exceptions, and other regulated uses • Article 6: Special Districts includes standards specific to special districts that are geographically defined and mapped within the township • Article 7: Conservation & Preservation Overlays includes additional regulations within overlay districts that apply across the township • Article 8: Parking Standards includes standards related to the quantity and distribution of parking in relation to individual zoning districts and land uses, as well as access and loading regulations • Article 9: Sign Standards establishes the regulations that apply to signs • Article 10: Supplemental Use Regulations & Nonconformities includes additional regulations that apply to certain uses, such as accessory uses, alternative housing options for the elderly, adult day care, medical marijuana facilities, vehicle lifts, etc. • Article 11: Process & Procedures establishes the processes for zoning administration and amendments

COMPREHENSIVE PLAN COMPLIANCE

The township’s proposed zoning code and zoning map are generally consistent with several goals of the Montgomery County Comprehensive Plan, Montco 2040: A Shared Vision, including to “enhance community character and protect neighborhoods” and to “encourage development and transformative investment where infrastructure already exists.”

The township’s efforts to adopt a new zoning code are also generally consistent with the statement from the 2016 Lower Merion Township Comprehensive Plan that “a new, more user-friendly Zoning Code should be prepared to effectively address future growth.”

RECOMMENDATION

We commend the township for completing a comprehensive rewrite of their zoning code to reflect many recommendations of their 2016 comprehensive plan, as well as to incorporate many planning best practices, such as elements of form-based zoning. We recognize that significant revisions to the proposed zoning code and zoning map have been incorporated since our previous review letter dated September 13, 2019.

The Montgomery County Planning Commission (MCPC) generally supports the township’s proposed zoning code and zoning map updates without further comment as we feel that the comments contained in our previous review letter dated September 13, 2019 and in our memo dated November 26, 2019 have either been addressed in the current draft or are anticipated to be addressed through additional master planning efforts or future ordinance amendments.

CONCLUSION

The Montgomery County Planning Commission generally supports the proposed zoning code and zoning map updates without further comment.

12 Mr. Christopher Leswing, -3- February 14, 2020 Director of Building & Planning

Please note that the review comments and recommendations contained in this report are advisory to the municipality and final disposition for the approval of any proposed amendments will be made by the municipality.

Should the governing body adopt these proposed zoning ordinance text and zoning map amendments, Section 609 of the Municipalities Planning Code requires that we be sent an official copy within 30 days.

Sincerely,

Marley Bice, AICP, Principal Planner II 610-278-3740 – [email protected]

c: Ernie B. McNeely, Twp. Manager Gilbert P. High, Jr., Esq., Twp. Solicitor Edward P. Pluciennik, P.E., Twp. Engineer

AN ORDINANCE

NO. ______

AN ORDINANCE To Amend The Code Of The Township Of Lower Merion, Chapter 155, Zoning, Amending That Chapter In Its Entirety, Revoking The Text As It Now Appears, And Adopting The Text Attached, Thereby Effecting A Comprehensive Rezoning Of The Entirety Of The Land Comprising The Township Of Lower Merion, Including Specifically The Following Articles: Article 1, Introduction, Article 2: Definitions; Article 3: General To Districts; Article 4: District Specific Standards; Article 5: Uses; Article 6: Special Districts; Article 7: Conservation & Preservation Overlays; Article 8: Parking Standards; Article 9: Sign Standards; Article 10: Supplemental Use Regulations And Nonconformities; And Article 11: Process & Procedures.

The Board of Commissioners of the Township of Lower Merion does hereby enact and ordain:

Section 1. The Code of the Township of Lower Merion, Chapter 155, Zoning, shall be amended in its entirety thus effecting a comprehensive rezoning of the entirety of the Township of Lower Merion, hereby revoking the text of Chapter 155 as it now appears, and adopting by reference the printed text attached hereto, which text has been accepted for adoption by the Board of Commissioners, and consists of the following Articles: Article 1, Introduction, Article 2: Definitions; Article 3: General to Districts; Article 4: District Specific Standards; Article 5: Uses; Article 6: Special Districts; Article 7: Conservation & Preservation Overlays; Article 8: Parking Standards; Article 9: Sign Standards; Article 10: Supplemental Use Regulations and Nonconformities; and Article 11: Process & Procedures.

Section 2. The revision of the Zoning Code hereby enacted was introduced to the Board of Commissioners more than thirty (30) days prior to the date of this enactment and first notice of the intent to enact this revision, specifying its general nature and listing its table of contents has been given by advertisement in a newspaper of general circulation in the Township at least fifteen (15) days prior hereto.

Section 3. The Township Secretary is hereby authorized to advertise the fact that this ordinance was finally enacted following the date hereof making reference to the previously advertised intent of the Board of Commissioners to do so.

Section 4. Nothing in this Ordinance or in Chapter 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 155 prior to the adoption of this amendment.

1 12-18-19 14

Section 5. 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 6. This Ordinance shall take effect and be in force from and after its approval as required by law.

Approved by the Board this day of , 2020.

BOARD OF COMMISSIONERS OF THE TOWNSHIP OF LOWER MERION

______Daniel S. Bernheim, President

ATTEST:

______Jody L. Kelley, Secretary

2 12-18-19 15

LMT LMT Zoning Code

DRAFT 5.0 DECEMBER 19, 2019

16 INTENTIONALLY BLANK

17 Article 1: Introduction...... 7 Article 7: Conservation & Preservation Overlays...... 207 155-1.1 Introduction...... 8 155-7.1 HROD Historic Resources Overlay District...... 208 155-7.2 OSOD Open Space Overlay District...... 216 Article 2: Definitions...... 13 155-7.3 Floodplain Overlay District...... 222 155-2.1 Definition of Terms...... 14 155-7.4 Steep Slopes Overlay District...... 227 Article 3: General to Districts...... 49 155-7.5 Wooded Lot Overlay District...... 228

155-3.1 Applicability...... 50 Article 8: Parking Standards...... 231 155-3.2 References To Districts...... 50 155-8.1 Minimum Required Parking...... 233 155-3.3 Building Height...... 51 155-8.2 Parking Reductions...... 239 155-3.4 Lot Occupation...... 51 155-8.3 Reserve Parking...... 240 155-3.5 Frontages...... 53 155-8.4 Parking Location...... 241 155-3.6 Projections...... 60 155-8.5 Parking Access ...... 241 155-3.7 Fences and Walls...... 63 155-8.6 Off-Street Parking Layout & Design...... 243 155-3.8 Regulations for Specific Buildings...... 67 155-8.7 Loading, Unloading & Queuing ...... 245 155-3.9 Architecture Standards...... 67 155-8.8 Bicycle Parking Requirements...... 245 155-3.10 Landscape Standards...... 69 155-3.11 Ambience Standards...... 70 Article 9: Sign Standards...... 247 155-3.12 Sporting and Physical Recreation Areas...... 70 155-9.1 Applicability...... 249 155-3.13 Zoning Relief ...... 70 155-9.2 Legislative Intent...... 249 155-3.14 Service and Trash Area Standards...... 72 155-9.3 General Regulations...... 249 155-9.4 Sign Regulations by Type...... 251 Article 4: District Specific Standards...... 73 155-9.5 Permit Exempt Signs...... 251 155-4.1 Residential - LDR...... 75 155-9.6 Prohibited Signs...... 251 155-4.2 Residential - MDR...... 84 155-9.7 Nonconforming Signs and Signs on 155-4.3 Commercial and Mixed Use - VC, TC Districts.....92 Nonconforming Use Premises...... 252 155-4.4 Institutional Districts...... 100 155-9.8 District Specific Signs...... 267 155-4.5 Light Industrial...... 108 Article 10: Supplemental Use Regulations & Nonconformities..... 273 Article 5: Uses...... 115 155-10.1 Accessory Use Regulations...... 274 155-5.1 Permitted Uses...... 116 155-10.2 Alternative Housing Options for the Elderly .....275 155-5.2 Use Regulations, General...... 117 155-10.3 Shared Residences for the Elderly 155-5.3 Interpretation of Uses ...... 117 or the Disabled...... 276 155-5.4 Non-Conforming Uses ...... 117 155-10.4 Conversion of Building to Adult Daycare...... 277 155-5.5 Temporary Structures...... 117 155-10.5 Medical Marijuana Dispensary...... 278 155-5.6 Prohibited Uses...... 118 155-10.6 Medical Marijuana Processing...... 279 155-5.7 Zoning Permits...... 118 155-10.7 Mandated Emergency Service...... 280 155-10.8 Conversion of Building to Emergency Article 6: Special Districts...... 143 Mandated Service...... 281 155-6.1 Medical Center District (MC)...... 144 155-10.9 Antennas...... 281 155-6.2 Bryn Mawr Medical District (BMMD) ...... 149 155-10.10 Wireless Communication Facilities...... 283 155-6.3 Rock Hill Road District (RHR)...... 158 155-10.11 Vehicle Lift...... 286 155-6.4 Bryn Mawr Village District (BMV)...... 163 155-10.12 Nonconformities...... 286 155-6.5 City Avenue Districts (CAD)...... 172 155-10.12 Moderate Income Housing...... 289 155-6.6 City Avenue District - Regional Center Area (CAD-RCA)...... 172 Article 11: Process & Procedures...... 291 155-6.7 City Avenue District - 155-11.1 Zoning Administration ...... 292 Bala Cynwyd Retail District (CAD-BCR)...... 190 155-11.2 Zoning Hearing Board...... 302 155-6.8 City Avenue District - Bala Village (CAD-BV).....194 155-11.3 Zoning Amendments...... 310 155-11.4 Zoning Enforcement, Penalties, Remedies, Charges...... 313

18 INTENTIONALLY BLANK

19 Tables & Figures Figure 3.5.1 Primary Frontage Illustrated...... 54 Table 6.6.3 CAD-RCA Height Standards...... 178 Table 3.5.1 Frontage Yard Types...... 54 Table 6.6.4 CAD-RCA FAR Standards...... 180 Table 3.5.2 Facade Types...... 58 Table 6.6.5 CAD-RCA Density Increases...... 186 Figure 3.6.1 Awning Clearance...... 61 Table 6.6.6 City Avenue District Regional Center Figure 3.6.2 Canopy Clearance...... 62 Area (CAD-RCA)...... 189 Table 3.7.1 Fence Height...... 64 Table 6.7.1 CAD-BCR Height Standards...... 192 Table 3.7.2 Fence Type by District...... 65 Table 6.7.2 Bala Cynwyd Retail District (CAD-BCR)...... 193 Table 3.7.3 Fencing Terminology...... 66 Table 6.8.1 Bala Village (CAD-BV) Density Increase Standards...200 Figure 3.9.1 Storefront Configuration...... 68 Table 6.8.2 Bala Village (CAD-BV) Dimensional Standards..203 Table 4.1 LDR Form Standards...... 76 Table 6.9 Special District Residential Building Types...... 204 Table 4.2 MDR Form Standards...... 86 Table 7.1.1 Historic Resource Uses...... 211 Table 4.3 Commercial Center Form Standards...... 94 Table 7.1.2 Historic Resource Use Regulations...... 212 Table 4.4 Institution Form Standards...... 104 Table 7.3.1 Fence in Floodway Fringe...... 224 Table 4.5 Light Industrial Form Standards...... 110 Table 7.4.1 Steep Slope Development Regulations...... 228 Table 4.6 Residential Building Types...... 112 Table 7.5.1 Tree Replacement...... 229 Table 5.1 Uses...... 120 Table 8.1 Minimum Parking Requirements...... 234 Table 5.2 Uses for Institutions...... 122 Table 8.1.1 Minimum Parking Requirements - Special Districts..236 Table 5.3 Use Regulations...... 123 Table 8.2.1 Mixed Use & Shared Parking...... 240 Table 6.1 Medical Center District (MC) Table 8.5.1 Off-Street Parking Minimum Dimensions...... 243 Dimensional Standards...... 148 Figure 8.5.1 Streetscreen...... 244 Table 6.2 Bryn Mawr Medical District (BMMD) Figure 8.5.2 Ground Floor Liner...... 244 Dimensional Standards...... 157 Figure 8.5.3 Liner Building...... 244 Table 6.3 Rock Hill Road District (RHR) Figure 8.7.1 Bicycle Parking Clearance...... 245 Dimensional Standards...... 162 Table 8.7.1 Minimum Bicycle Parking Requirements...... 246 Table 6.4 Bryn Mawr Village District (BMV) Table 9.1 Permitted Sign Locations and Permit Types...... 253 Dimensional Standards...... 171 Table 9.2 General Sign Type Standards and Regulations.....254 Table 6.6.1 CAD-RCA Pedestrianways...... 174 Table 6.6.2 CAD-RCA Build-to Line...... 176

20 INTENTIONALLY BLANK

21 ARTICLE 1: INTRODUCTION

22 8 ARTICLE 155-1: INTRODUCTION

155-1.1 INTRODUCTION

1.1.1 Purpose and Goals 1.1.1.a. The Lower Merion Township Zoning Code is Chapter 155 in the Code of the Township of Lower Merion. The purpose of the Zoning Code is to promote the public health, safety, convenience, comfort, amenities, prosperity, and general welfare of the Township, and to provide a wholesome, serviceable, and attractive community, including without limitation protection of the environment; conservation of land, energy and natural resources; improved mobility; more efficient use of public funds; greater health benefits of a pedestrian environment; preservation of historic and cultural resources; provision of recreational and open spaces; and improvement of the built environment and human habitat by furthering the goals of the January 2016 Comprehensive Plan for the Preservation, Infill and Redevel- opment of Lower Merion Township. 1.1.1.b. The Zoning Code integrates the Township’s general goals to retain its character and beauty, and preserve the unique beauty of its natural and built environment, while allowing the continuing evolution of its institutions, and commercial centers and corridors. Intended to advance the interests of both conservation and development, the Code responds to the existing conditions of the Township, including its regional context, natural features, historical development, infrastructure and buildings, and supports the Vision, Guiding Principles and Community Development Objectives in the January 2016 Comprehensive Plan for the Preservation, Infill and Redevelopment of Lower Merion Township, summarized as follows: 1.1.1.b.i. Preserve and enhance the Township’s unique character and high quality of life for all residents. 1.1.1.b.ii. Guide future land development to ensure compatibility in mass, scale, intensity and use, with appropriate transitions between different uses. 1.1.1.b.iii. Provide high quality and accessible community facilities and public space for civic purposes. 1.1.1.b.iv. Maintain vitality and diversity of institutions, recognizing their value as community resources and balancing their needs with those of surrounding neighborhoods. 1.1.1.b.v. Continue to provide a safe, convenient and efficient multi-modal transportation system. 1.1.1.b.vi. Achieve a sound economic base that preserves property values, and a high standard of municipal services and infrastructure maintenance, without undue tax burden. 1.1.1.b.vii. Enhance commercial activities in core areas to increase employment and serve resident needs. 1.1.1.b.viii. Preserve natural, cultural and historical resources. 1.1.1.b.ix. Preserve and enhance environmental areas. 1.1.1.b.x. Maintain a diverse population with equal opportunity for quality housing. 1.1.1.b.xi. Promote public participation in civic engagement. 1.1.1.b.xii. Strengthen regional services and conservation.

1.1.2 Applicability and Interpretation 1.1.2.a. The provisions of this chapter apply to all property, structures and uses located with the Township, unless noted otherwise in this section. No property, building, structure or part thereof shall be developed except in conformance with the district in which it is located and with all applicable regulations included in this chapter. 1.1.2.b. In interpreting and applying the provisions of this chapter, they shall be held to be the minimum requirements for the promotion of the health, safety, and general welfare of the Township.

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1.1.3 Chapter Organization 1.1.3.a. The Zoning Code is organized in a series of Articles that are interrelated and apply to different aspects of development. Each Article contains text, Tables and Figures all three of which comprise the regulatory provisions of the Zoning Code. The Figures are intended to be illustrative of the manner in which the provisions of the text and the Tables are to be applied. Where there is a conflict between the Figures and the text or the Tables, the regulations set forth in the text and Tables shall prevail. Where there is a conflict between the Tables and the text, the text shall prevail. 1.1.3.b. The Articles are organized as follows: 1.1.3.b.i. “Article 1: Introduction” Provides information on the framework of the code including its purpose, intent and goals, as well as applicability, district descriptions and relation to the Zoning Map. 1.1.3.b.ii. “Article 2: Definitions” Defines key terms in the code. 1.1.3.b.iii. “Article 3: General to Districts” Contains the information that applies across zoning districts, such as terminology, lot occupation, frontage types, building height, and architecture controls, which have been aggregated here to reduce repetition in subsequent Articles. 1.1.3.b.iv. “Article 4: District Specific Standards” Contains the information specific to each zoning district including lots and building placement and building configuration. 1.1.3.b.v. “Article 5: Uses” Establishes uses allowed in each zoning district and additional use provisions for conditional uses, special exceptions, and regulated uses. 1.1.3.b.vi. “Article 6: Special Districts” Includes special districts that are geographically defined and mapped. Each district has regulations specific to its area that have been established through public planning processes. These include: Bryn Mawr Village (BMV 1,2,3,4), Medical Center (MC), Bryn Mawr Medical District (BMMD1,2,3), Rock Hill Road District (RHR), City Avenue District (CAD) which includes: Regional Center Area (CAD-RCA), Bala Cynwyd Retail District (CAD- BCR), and Bala Village (CAD-BV). 1.1.3.b.vii. “Article 7: Conservation & Preservation Overlays” Includes additional regulations within overlay districts that apply across the Township including: Historic Resource Overlay District, Open Space Preservation Overlay District, Floodplain Overlay District, Steep Slopes Overlay District and Wooded Lot Overlay District. 1.1.3.b.viii. “Article 8: Parking Standards” Includes the standards and the distribution of parking quantity in relation to zoning district uses, and access and loading regulations. 1.1.3.b.ix. “Article 9: Sign Standards” Sets forth the regulations that apply to signs. 1.1.3.b.x. “Article 10: Supplemental Use & Nonconforming Regulations” Includes additional regulations that apply to certain uses as identified in Article 5. 1.1.3.b.xi. “Article 11: Process & Procedures” Sets out processes for zoning administration and amendments.

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1.1.4 Classes of Districts 1.1.4.a. For the purposes of this chapter, the Township is hereby divided into 27 districts, designated as follows: 1.1.4.a.i. Lower Density Residential Districts: LDR1, LDR2, LDR3 and LDR4 1.1.4.a.ii. Medium Density Residential Districts: MDR1, MDR2 and MDR3 1.1.4.a.iii. Village Center District: VC 1.1.4.a.iv. Town Center Districts: TC1 and TC2 1.1.4.a.v. RESERVED. 1.1.4.a.vi. Institutional Districts: IN, IC1, IC2, IC3, IE1, IE2, IE3, IH1, IH2, and IH3 1.1.4.a.vii. Light Industrial District: LI 1.1.4.a.viii. Special Districts: 1.1.4.a.viii.(1). Medical Center District (MC) 1.1.4.a.viii.(2). Bryn Mawr Medical District (BMMD): BMMD1, BMMD2, and BMMD3; 1.1.4.a.viii.(3). Rock Hill Road District (RHR); 1.1.4.a.viii.(4). Bryn Mawr Village District (BMV): BMV1, BMV2, BMV3, and BMV4; 1.1.4.a.viii.(5). City Avenue District (CAD) : RCA (Regional Center Area), BCR (Bala Cynwyd Retail District), and BV (Bala Village District). 1.1.4.b. In addition, one or more of these districts may by subject to additional regulations of an overlay district. The overlay districts in the Township are designated as follows: 1.1.4.b.i. Historic Resource Overlay District 1.1.4.b.ii. Open Space Preservation Overlay District 1.1.4.b.iii. Floodplain Overlay District 1.1.4.b.iv. Steep Slopes Overlay District 1.1.4.b.v. Wooded Lot Overlay District

1.1.5 Districts, Described 1.1.5.a. Low Density Residential: LDR is a low density and single-family residential district, intended to preserve the existing character of its open spaces and architecture. LDR includes the following districts: 1.1.5.a.i. LDR1: Low Density Residential: LDR1 is a low intensity district intended for detached single-family residential homes and the preservation of the existing estate character. 1.1.5.a.ii. LDR2: Low Density Residential: LDR2 is a low intensity district intended for detached single-family residential homes and the preservation of the existing neighborhood character. 1.1.5.a.iii. LDR3: Low Density Residential: LDR3 is a low intensity district intended for detached single-family residential homes and the preservation of the existing neighborhood character. 1.1.5.a.iv. LDR4: Low Density Residential: LDR4 is a low intensity district intended for detached single-family residential homes and the preservation of the existing neighborhood character. 1.1.5.b. Medium Density Residential: MDR is a walkable medium density residential district containing a variety of housing types oriented around multimodal transit. MDR includes the following districts: 1.1.5.b.i. MDR1: Medium Density Residential: MDR1 is a medium intensity residential district including single-family residential homes (detached), twins, and duplexes. 1.1.5.b.ii. MDR2: Medium Density Residential: MDR2 is a medium intensity residential district including single-family residential homes (detached), twins, duplexes, quads, rowhouses, and small multi-family buildings. 1.1.5.b.iii. MDR3: Medium Density Residential: MDR3 is a medium to high intensity residential district including single-family residential homes (detached), twins, duplexes, quads, rowhouses, small multi-family buildings, and large multi-family buildings.

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1.1.5.c. Village Center: VC is a compact, mixed-use, low intensity, walkable area that serves the immediate residential neighborhood. The zone is characterized by small scale mixed-use buildings, local retail and services. 1.1.5.d. Town Center: TC is a medium intensity, principally walkable area that serves the entire Township along corridors and main streets. The zone is characterized by low to mid-rise, free-standing and attached commercial buildings, mixed-use buildings, multi-family, as well as grocery stores, retailers, service providers, and food service establishments. TC includes the following districts: 1.1.5.d.i. TC1: Town Center: TC1 is a medium intensity, walkable area that serves the entire Township along commercial corridors and between traditional and neighborhood main streets. 1.1.5.d.ii. TC2: Town Center: TC2 is a medium intensity, walkable area located along commercial corridors that serves the entire Township and accommodates larger scale commercial and multiple use shopping center. 1.1.5.e. RESERVED. 1.1.5.f. Light Industrial District: LI is a light industrial area located along the Schuylkill River, that permits light industrial uses, commercial uses, and multi-family buildings. The intent of the LI District is to allow development which preserves and enhances sensitive natural features, historic industrial heritage, connection to the regional trail network and public transportation access. 1.1.5.g. Institutional Districts are intended for institutions and large natural and open space preserves. There are four categories that correspond to the variety of activities and range of impacts that might be expected of each. 1.1.5.g.i. Institutional Nature Preserve (IN): IN is intended to collectively define sites and buildings for types of Uses including but not limited to cemeteries, environmental and open space preserves, golf clubs, and Institutional Residential. 1.1.5.g.ii. Institutional Civic (IC): IC is intended to collectively define communally beneficial land uses, such as organizations dedicated to the arts and culture, active recreation, social and religious use, senior housing, wellness and recreation. 1.1.5.g.iii. Institutional Education (IE): IE is intended to collectively define sites or buildings operated for the provision of full-time or part-time educational services for students of all ages. 1.1.5.g.iv. Institutional Housing (IH): IH is intended to collectively define sites or buildings operated for the provision of housing and health and long-term care for the elderly and people with disabilities. 1.1.5.h. Special Districts are intended to accommodate development with unique requirements related to specific uses or goals of those districts that have been deemed in the interest of the public health, safety and welfare of the Township’s residents. Special districts include: 1.1.5.h.i. Medical Center District (MC): MC is a limited service area around the existing regional hospital, dedicated to primary health services and the supporting uses associated with it. 1.1.5.h.ii. Bryn Mawr Medical District (BMMD): BMMD is a limited area around the Bryn Mawr hospital, dedicated to primary health services and the supporting uses associated with it. A limited range of residential buildings and commercial uses are permitted. 1.1.5.h.iii. Rock Hill Road District (RHR): RHR is a limited area designated to encourage medium intensity, mixed-use development that can act as an economically dynamic, attractive gateway to Lower Merion Township. 1.1.5.h.iv. Bryn Mawr Village District (BMV): BMV is a limited area intended to provide pedestrian-oriented, low to medium mixed use development in an established commercial area. 1.1.5.h.v. City Avenue District (CAD): CAD is a limited area intended to provide pedestrian-oriented, medium to high mixed use development along City Avenue and Bala Avenue functionally integrated with multi-modal transportation.

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1.1.6 Zoning Maps 1.1.6.a. The boundaries of districts shall be shown upon the maps attached to and made a part of this chapter, which shall be designated “Zoning Maps.” The maps and all the notations, references and other data shown thereon are incorporated by reference in this chapter and shall be as much a part of this chapter as if all were fully described herein. 1.1.6.b. The current zoning maps are available by: 1.1.6.b.i. Visiting the Township’s website; [www.lowermerion.org] 1.1.6.b.ii. Visiting the Building and Planning Department or the Township Secretary at the Township Administration Building, 75 E. Lancaster Avenue, Ardmore; and 1.1.6.b.iii. Visiting any of the Lower Merion Library Branches.

1.1.7 District Boundaries 1.1.7.a. The boundaries between districts are, unless otherwise indicated, either the property line, center lines of streets or railroad rights-of-way or such lines extended or lines parallel there- to. Where figures are shown on the Zoning Maps between a street and a district boundary line, they indicate that the district boundary line runs parallel to the street line at a distance therefrom equivalent to the number of feet so indicated. 1.1.7.b. Where boundaries occur within a parcel of land comprising more than one lot, the lots shall be developed separately according to the assigned District.

1.1.8 Conflicts 1.1.8.a. It is not intended by this chapter to interfere with or abrogate or annul any Building Code in effect or any rules, regulations or permits previously adopted or issued thereunder, or the rules and regulations of the Board of Health of the Township of Lower Merion or any rules, regulations or permits previously adopted or issued thereunder and not in conflict with any of the provisions of this chapter, provided that where this chapter imposes a greater regulation upon the use of buildings or premises or upon the height of a building or requires larger open spaces than are imposed or required by such code, rules, regulations or permits, the provisions of this chapter shall control. 1.1.8.b. In the event conflicts arise between a definition in this chapter and definitions in existing local or county codes, the definitions in this chapter shall prevail.

1.1.9 Exemptions 1.1.9.a. Whenever federal- or state-owned property is included in one or more zoning districts, it shall be subject to the provisions of this chapter only insofar as permitted by the Constitu- tion and laws of the United States of America and of the Commonwealth of Pennsylvania. 1.1.9.b. The provisions of this chapter shall not apply to land and buildings or portion thereof owned by Lower Merion Township and used for its governmental purposes. 1.1.9.c. Public utility corporations. This chapter shall not apply to any existing or proposed building or extensions used or to be used by public utility corporations if, upon petition of the corporation, the Public Utility Commission shall after a public hearing decide that the present or proposed situation of the building in question is reasonably necessary for the convenience or welfare of the public.

1.1.10 Liability 1.1.10.a. Neither the approval of any proposed subdivision by any officer, employee or agency of the Township of Lower Merion, nor the grant of any subdivision approval by the Board of Commissioners of the Township of Lower Merion, shall constitute a representation, guaranty or warranty of any kind by the Township of Lower Merion or by any of its officers, employees, agencies or members of its agencies of the safety or practicality of the proposed subdivision and use, and such approval or grant of approval shall create no liability on the part of the Township of Lower Merion or its officers, employees, agencies or members of its agencies.

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28 14 ARTICLE 155-2: DEFINITIONS

155-2.1 DEFINITION OF TERMS

A-Frame sign: A type of freestanding, portable sign consisting of two faces connected and hinged at the top and whose message is targeted to pedestrians (also known as an sandwich board sign).

Abandoned Sign: A sign which has not identified or advertised a current business, service, owner, product, or activity for a period of at least 6 months.

Abutting: To be joined at a border, property line, or zoning district boundary. Abut- ting properties include properties across a street or alley, or a railroad right of way.

Academic Clinical Research Facility: An accredited medical school within this commonwealth that operates or partners with an acute care hospital licensed within this commonwealth.

Accessory Building: A habitable building separate from and subordinate to the principal building on a lot and used for purposes incidental to those of the principal building, including the storage of vehicles.

Accessory Dwelling Unit: A Dwelling Unit sharing a Lot with a Principal Building, that may or may not be in a separate structure, excluding a mobile home.

Accessory Structure: A non-habitable structure separate from and subordinate to the principal building on a lot and used for purposes incidental to those of the principal building.

Accessory Use: A use subordinate to the principal use of land or of a building on a lot and customarily incidental thereto.

Accessway: A formalized path, walkway or other physical connection that allows pedestrians and cyclists to directly reach destinations.

Adaptive Use: Rehabilitation or renovation of existing building(s) for a Use other than the originally intended use.

Adjacent: To be joined at a property line. Adjacent properties do not include properties across a street or alley, or a railroad right of way.

Adult Daycare Center: Interactive, supervised environment for adults with organic brain syndromes or other ailments, for a portion of a 24-hour day, and licensed by the Commonwealth of Pennsylvania.

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.

Affordable Housing: Housing which is deemed affordable to those with a median household income, as rated by the national government or a local government according to a recognized housing affordability index, often specifying that the gross housing cost, including utilities, does not exceed 30% of the occupant’s income.

Air Quality: A measure of the levels of pollution in the air and the potential for any adverse effects on public health in the environment.

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Alcoholic Beverage Sales: An establishment in which the primary use shall include the sale of alcoholic beverages, with or without meals; may include but is not construed to be a private club. Also, Taproom.

Allée: A regularly spaced and aligned row of trees usually planted along a street or pedestrian passage.

Alley: A strip of land over which there is a municipal or privately owned easement, on which no dwellings or stores front, serving as the secondary means of access to two or more lots. An alley shall not be utilized for frontage purposes.

Alternative Housing for the Elderly: A residence for a maximum 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.

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

Animal Hospital: 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.

Animated Sign: A sign depicting action, motion, or light or color changes through electrical or mechanical means.

Antenna: 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.

Antenna Array: One or more rods, panels, discs or similar devices used for the transmission or reception of radio frequency signals, which may include omni-directional antenna (rod), directional antenna (panel) and parabolic antenna (disc).

Antenna Miscellaneous: Structure intended for the transmission or reception of radar, radio, television, or telephone communications, excluding traditional single-family residential television antennas, amateur radio antennas, satellite earth stations and microwave antennas.

Applicant: The legal or equitable owner of the real property being submitted for development approval. Equitable owner may include a contract purchaser or lessee.

Arcade: A covered walkway within a building or attached to a building and supported on at least one side by columns with enclosed building space above.

Architectural Style: The characteristic form and detail of buildings from a particular historical period or school of architecture.

Area Devoted to the Use: The total of the floor area and, for any portions of the use not conducted in a building, the lot area actually utilized in connection with the use.

Articulation: The visible expression of architectural or landscape elements through form, structure or materials that break up the scale of buildings and spaces to achieve human scale.

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Artisan Sign: Signs of workmen performing services at or alterations to a building which shall be removed upon the completion of the work.

Assisted-Living Unit: A personal care unit within a continuing care facility for the elderly, as licensed by the Commonwealth of Pennsylvania, in which food, shelter and personal assistance or supervision is provided for a person exceeding 24 consecutive hours and who requires assistance or supervision in activities of daily living, but do not require hospitalization or care in a Long-Term Care or intermediate care facility.

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.

Auto-Related Industrial Establishment: A place of business serving major auto-related needs including: car wash, gas station, and mechanical repairs.

Average Slope: The slope of land determined according to a formula based on the contour lines on a topography map.

Awning: A cloth, canvas, or other nonstructural covering that projects from a wall for the purpose of shielding a doorway or window, with or without signage. An awning can fixed in place or can be raised or retracted to a position against the building when not in use. Awnings, to be an effective adjunct to a shopfront, must thoroughly overlap the sidewalk.

Awning Sign: A sign painted on, printed on, or applied to an awning.

Background Sound Level: The measured sound level in the area, exclusive of spon- taneous extraneous sounds, and related to the sound contribution of the specific source in question.

Balcony: A platform that projects from the wall of the building and is surrounded by a railing, wall or balustrade.

Balloon Sign: A lighter-than-air, gas-filled balloon, tethered in a fixed location, which contains an advertising message on its surface or attached to the balloon in any manner.

Banner: A sign consisting of cloth, bunting, plastic, paper, or similar non-rigid material attached to a structure, staff, pole, rope, wire, or framing which is anchored on two or more edges or at all four corners. Banners are temporary in nature and do not include flags.

Base Flood: The flood having a one-percent chance of being equaled or exceeded in any given year; the one-hundred-year flood.

Base Flood Elevation: The one-hundred-year-flood elevation.

Basement: Any area of the building having the greater part of its floor below ground level on all sides.

Battery Electric Vehicle (BEV): An electric vehicle that is powered solely by rechargeable electric battery, without any internal combustion engine.

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Bed & 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.

Block: A unit of land bounded by streets or combination of streets, railroad right-of- way, waterway, or any other barrier to the continuity of development.

Board: The Board of Commissioners of the Township of Lower Merion.

Box Sign: A sign fastened to a wall, constructed as a box with enough internal depth to accommodate internal lighting.

Buffer, Landscape or Buffer Area: A designated area at the perimeter of a Lot, densely landscaped its full width with trees and shrubs, as a visual and ambient screen to protect residential property from impacts of other Uses.

Buildable Area: The portion of a Lot remaining after required Setbacks have been provided. Buildings may be placed in any part of the Buildable Area, but other requirements such as impervious surface requirements or Lot Occupation may limit use of Buildable Area.

Building: Any Structure having a solid roof intended for shelter or enclosing of persons, animals, personal property, vehicles or equipment, excluding freestanding tents and awnings.

Building Area: The building footprint measured by the horizontal cross section of a building at its greatest outside dimensions at or above the ground level, excluding cornices, eaves, gutters or chimneys projecting not more than 18 inches, bay windows not extending through more than one story and not projecting more than three feet, one-story open porches projecting not more than 10 feet, steps and balconies.

Building Configuration: The form of a building, based on its massing, frontage, and height.

Building Coverage: The footprint of a building or structure measured by the horizontal cross section at its greatest outside dimensions at or above the ground level, excluding cornices, eaves, gutters or chimneys projecting not more than 18 inches, bay windows not extending through more than one story and not projecting more than five feet, one-story open porches projecting not more than 10 feet, steps and balconies.

Building Frontage: The linear width of a building measured in a single straight line parallel, or essentially parallel, with the abutting public street(s) or parking lot(s).

Building Height: The vertical distance from the mean grade to the highest part of the building excluding permitted appurtenances (e.g. chimneys) authorized elsewhere in this chapter.

Building Line: The line which establishes the minimum depth of the front yard measured from the right-of-way line.

Building Mass: The three-dimensional bulk of a structure: its height, width and depth.

Building Scale: The relationship between the mass of a building and its surroundings, including the width of street, nearby open space, and the mass of buildings on adjacent properties.

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Build-to Line: A line established within a given Lot indicating where the Front Façade of a Structure must be located. (Also Frontage Line).

Caliper: The diameter of a tree measured by the American or U.S.A. Standard for Nursery Stock (ANSI) or U.S.A.S Z60.1 of the American Association of Nurserymen, as amended.

Canopy: A multi-sided overhead structure architectural projection supported by attachments to a building on one or more sides and either cantilevered from such building supported by columns at additional points, or freestanding, with or without signage.

Canopy Sign: A sign that is part of, or attached to, a canopy.

Car Share: A short-term car rental service whereby customers can pick up and return the car at a designated place.

Cartway: The portion of a street or right-of-way, paved or not paved, which is used or intended for use by vehicular traffic.

Caregiver (Medical Marijuana): The individual designated by a patient to deliver medical marijuana.

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

Certified Medical Marijuana Use: The acquisition, possession, use or transportation of medical marijuana by a patient, or the acquisition, possession, delivery, transportation or administration of medical marijuana by a caregiver, for use as part of the treatment of the patient’s serious medical condition, as authorized by certification by the commonwealth.

Changeable Copy Sign: A sign, or portion thereof, on which the copy or symbols change either automatically through electrical or electronic means, or manually through placement of letters or symbols on a panel mounted in or on a track system. The two types of changeable copy signs are Manual Changeable Copy Signs and Electronic Message Signs.

Channel Letter Sign: A sign consisting of three-dimensional letters and/or logo, applied to a wall, each letter of which may or may not accommodate a light source.

Civic: see Definition of Uses, Institution.

Class I Historic Resource: All historic resources, including buildings, structures, sites and objects individually listed as Class I Resources on the Lower Merion Township Historic Resource Inventory.

Class II Historic Resource: All historic resources, including buildings, structures, sites and objects individually listed as Class II Resources on the Lower Merion Township Historic Resource Inventory.

Clear Window: The glass surface of a window that allows visual permeability without tinting or screening.

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Clearance: The distance above the walkway, or other surface if specified, to the bottom edge of a sign. This term can also refer to a horizontal clear distance between two objects.

Code of Regulations: Such governing regulations as are adopted pursuant to Chap- ter 155, Zoning, and Chapter 135, Subdivision, and Land Development, and the Unit Property Act for the regulation and management of condominium properties including amendments thereof and may be adopted from time to time.

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. See “Table 5.4 Use Consolidation”.

Commercial Traffic Visit: Any visit or delivery, except regular residential delivery, by a vehicle to a property on which a home occupation is conducted, such being made in connection with that home occupation.

Commercial Use: See Definition of Uses, Commercial.

Common Driveway: Any portion of the driveway on a lot (or lots) not specifically for the exclusive use of that lot.

Common Entry: A single collective primary building entrance to a multi-tenant lobby.

Community Art Center: A Community Center whose purpose is limited to serving artists and arts organizations by, for example, providing them with exhibition, workshop, classroom and office space, and to serving the public.

Community Center: A facility maintained principally as a multiple-purpose gathering place for members of the general public, or a limited portion thereof. The community center may include a management office comprising no more than 15% of the habitable floor area as an accessory use to manage the center and related facilities.

Common Open Space: A parcel or parcels of land, an area of water or a combination of land and water, within a subdivision or land development, designed or intended for use or enjoyment of residents of the subdivision or land development, including streets, off-street parking areas or areas set aside for public facilities. Common Open Space shall be substantially free of Structures except as permitted in Open Space Preservation Districts, but may contain such improvements as are appropriate for the recreation of residents and which are set forth in the subdivision or land development plan as finally approved by the Board of Commissioners.

Communications: A facility or structure related to the movement of data and information.

Community Residential Facility/Program: An establishment, sometimes referred to as a “community living arrangement” or a “group home,” licensed by the Common- wealth 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, 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

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a controlled substance as defined in Section 102 of the Controlled Substances Act (21 U.S.C. § 802).

Composite: Two or more materials, typically wood fiber and plastic combined to create a stronger material.

Comprehensive Plan: The plan, consisting of maps, charts and textual matter, including recommendations for the continuing development of the Township and adopted by the Board of Commissioners of the Township.

Condominium: Real estate, portions of which are designated for separate ownership and the remainder of which is designated for common ownership solely by the owners of those portions and organized in accordance with the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq.

Configuration: The form of a Building based on its massing, Frontage and Height.

Conservation: The planned management of a natural feature to preserve, protect or restore it.

Conservation Easement: A legal agreement between a property owner and an appropriate conservation organization or governmental entity, through which the property owner establishes certain use regulations over all or portions of the property to carry out the purposes of this chapter.

Context: Surroundings with particular elements that create specific character of an area.

Contiguous: Sharing part of a common property or boundary line; not separated by a street.

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.

Contributing Element: A building, structure, site, landscape, or object within the confines of a Historic Resource that contributes to its historical significance or to the integrity of the resource. Alterations to such an element are reviewable by the Historical Commission.

Contributing Resource: A building, structure, site, landscape, or object Located within a Historic District which has been determined to support the district’s historical significance through location, age, design, setting, materials and workmanship.

Corner Lot: A lot abutting on at least two sides streets connected at an intersection, or two parts of the same curvilinear street.

Cornice: The molded and projecting horizontal member that crowns an architectural composition

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Corridor: A lineal geographic system incorporating transportation or greenways.

County: Montgomery County, Pennsylvania.

Court, Inner: An open space substantially enclosed on all sides by the walls of a building.

Craft Production: The manufacturing by hand with or without the aid of tools. Crafting may include model making, rug weaving, furniture making and similar small crafts.

Court, Outer: An open space partly enclosed by the walls of a building.

Cultural / Museums: A facility / structure that houses and cares for art, sculptors, and objects of cultural importance, provides information and interpretation of cultural heritage assets and makes them available for the public to view and experience.

Cultural Landscape: The minimum essential setting or context in which an identified historic resource retains its historic integrity; “resource” being constituted by either individual object, site or structure or by multiple objects, sites or structures (historic district); “historic setting” including both natural (trees, streams, slopes, etc.) and man-made (bridges and walls, outbuildings, such as spring houses, barns, corn cribs, railroad tracks, cemetery markers, etc.) features; “historic integrity” being the unim- paired state which allows the viewer of the resource to have a better understanding of the materials and culture of the past.

Cultural Studio: A facility used for providing to the public instruction in the performing arts, limited to dance, music and theater, and the fine arts, including drawing, painting, photography and sculpture.

Curb: The edge of the vehicular pavement that may be detailed as a raised concrete or stone element.

Curbline: The edge of the curb furthest from the street.

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

DBH: The diameter of a tree at breast height, measured 4.5 feet from the ground surface.

Declaration: The instrument by which the owner of property submits it to the provisions of the Unit Property Act.

Deed of Dedication: With respect to transferable development rights, the legal instrument used by a landowner to transfer ownership of a cleared and stabilized sending parcel, without its associated development credits, to Lower Merion Township or its designated agent.

Deed of Development Credits: The legal instrument necessary to sever and transfer development credits currently or previously appurtenant to a sending parcel.

Demolition, Historic: The destruction, dismantling or removal, whether deliberately or by neglect, of the exterior of a building, structure, object, or site listed on the Historic Resource Inventory, in whole or in significant part for any purpose, including additions, alterations, reconstruction and/or new construction. Demolition regulated by this

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provision includes the removal, stripping, concealing or destruction of the facade, exterior surfaces, or any significant exterior architectural feature(s) and/or material(s), which contribute to the historic character of the resource.

Density: The number of Dwelling Units within a standard measure of land area, usually given as units per acre.

Developer: Any person, firm or corporation which performs or undertakes to perform development.

Development: Any man-made change to improved or unimproved real estate, including the construction, reconstruction, renovation, repair, expansion or alteration of buildings or other structures; the placement of manufactured homes; streets and other paving; utilities; filling, grading and excavation; mining; dredging or drilling operations; storage of equipment or materials; and the subdivision of land.

Development Sign: A sign indicating that the premises on which the sign is located is in the process of subdivision or land development for residential and/or nonresidential uses.

Development Standards: The standards set forth in this article, Chapter 155, Zoning, and Chapter 135, Subdivision, and Land Development.

Directional Sign: A sign designed to provide direction to pedestrian and vehicular traffic into and out of, or within a site.

Disposition: The placement of a building on its lot.

District: A Zoning category that prescribes intended Use and Form regulations for a given area.

Drainage Right-of-way: The land required for the installation and/or maintenance of storm sewers, drainage ditches or retention basins.

Dripline: A generally circular line, the circumference of which is determined by the outer reaches of a tree’s widest branching points.

Drive-through Facility: A place of business allowing transactions for goods or services without leaving a motor vehicle, including service, retail, and restaurant uses, but excluding car washes.

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.

Dwelling Unit: Any structure or part thereof designed for and occupied exclusively as a residence for a single Family to be occupied as living quarters as a single housekeeping unit.

Earthmoving: Any act by which soil or rock is cut into, quarried, displaced or relocated.

Easement: A right to make use of the land of another for a specific and limited purpose such as right of passage, or placement and maintenance of a utility.

Edge of Public Right of Way: Boundary of the right of way as determined by Township Ordinance for the means of vehicular and or pedestrian travel and utilities.

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Effective Date: The effective date of the Lower Merion Zoning Code is April 26, 1927. The effective date of any amendments shall be the date when the particular amendment became or becomes effective.

Electric Vehicle (EV): A vehicle that operates either partially or exclusively on electrical energy, provided by a rechargeable battery or other energy storage source, which can be charged by connection to the electric power grid. This term includes a Battery Electric Vehicle, or Plug-In Hybrid Vehicle).

Electric Vehicle Charging Station (EVCS): A public or private parking space that is served by and accessible to EV battery charging equipment which is supported by appropriate EVCS infrastructure.

Level 1 EVCS –An EVCS utilizing an electric voltage up to 120 volts; Level 2 EVCS–An EVCS utilizing an electric voltage of up to 240 volts Level 3 EVCS–An EVCS utilizing electric voltage of 480-600 volts.

Electric Vehicle Charging Station Infrastructure: Structures and equipment, including necessary electric power usage-related infrastructure, to support the operation of an Electric Vehicle Charging Station, including distribution of electric power from the grid, and metering of delivered power.

Electric Vehicle Parking Space: A marked parking space which is part of a Level 2 or Level 3 Electric Vehicle Charging Station and identifies the use of the space to be exclusively for an Electric Vehicle while charging an onboard vehicle battery.

Electronic Message Sign: A type of illuminated, changeable copy sign that consists of electronically changeable alphanumeric text.

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.

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

Encroachment: An extension of a Building or Building component into the area of the required Setback, or any physical action which may jeopardize the health and longevity of a natural feature.

Engineer: A person licensed by the Commonwealth of Pennsylvania to engage in the practice of engineering and/or land surveying.

Environmental: 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.

Environmentally Sensitive Area: an area with one or more of the following characteristics: slopes in excess of 15%; floodplains,; soils classified as having a high water table; soils classified as highly erodible, subject to erosion, or having a shallow depth to bedrock; wetlands or other sensitive estuaries; stream corridors; aquifer recharge areas, springs or other surface and groundwater resource areas; prime wildlife habitat; significant geologic formations; land incapable of meeting percolation requirements; mature stands of native vegetation.

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Entrance, Primary: The main point of access of pedestrians into a building.

Erect: To build, construct, attach, hang, place, suspend or affix, including the painting of wall signs, window signs or other graphics.

Estate Preservation Lot: See “Environmental.”

Expanded Use: The enlargement of the use of property evidenced, for example, by any of the following: the construction of or addition to a building, a parking lot or outdoor recreation structure or equipment; the construction of a new athletic field, a new playground or a new hard-surfaced area designed or intended to be used for sporting or other physical recreation activities; the extension of the use of property beyond the permitted parameters established by the Zoning Hearing Board, or beyond those parameters established in the record of testimony presented to the Zoning Hearing Board in support of an approved application; an increase of five persons or 10%, whichever is greater, in the student and faculty or participant population associated with the use as it was authorized by a previously granted special exception or, if not so authorized, as it had been historically used; an increase of five persons or 10%, whichever is greater, in the student and faculty or participant population of driving age associated with the use as it was authorized or, if unauthorized, as it historically experienced; or a change in the days or hours of normal operation.

Facade: The exterior wall of a building that is set along a frontage line, at or behind the Setback line that faces a public or private street or pedestrian way. (See Primary Front Facade.)

Facade Type: The architectural element at the front of a building that serves as the interface between the private and the public realm, and determines the character of the public space it faces. Includes: Porch, Stoop, Common Entry, Arcade and Colon- nade, Gallery, and Storefront.

Family: Any number of individuals living and cooking together as a single housekeeping unit, including not more than three unrelated individuals. The term “unrelated individual” shall include any individual who is unrelated by blood, marriage or legal adoption to any other individual in the unit, but it excludes domestic servants and minor foster children. The term “family” shall include a community residential program for not more than three unrelated individuals, but shall not include a student home.

Family Daycare: Daycare provided by a resident of a single-family detached dwelling for up to six nonresident children (excluding the caretaker’s children).

Farmers Market: A producer-only farmers’ market where only locally produced food and agricultural products are sold. 2.1.0.a. Food and Agricultural Products: Vegetables, fruits, eggs, dairy products (milk, cheeses, yogurt, ice cream), meats, grains, baked goods, juices, other edible food stuffs (such as chocolates, honey, jams, salsa and candies), flowers and other fresh or dried plant materials. 2.1.0.b. Locally Produced food and agricultural products: Food and agricultural products raised, grown and/or produced no more than 150 miles from the site of the farmers’ market. 2.1.0.c. Producer-Only Farmers’ Market: That the entity or person selling the food and agricultural products must raise, grow and/or produce the locally produced food and agricultural products that they are selling.

Fence: A barrier for the purpose of enclosing or defining a space.

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Fitness Center: See Definition of Uses, Institution, Recreational Establishments.

First Floor Elevation: Height of floor level used to measure Building Height, as established in the Form Standards of each District.

Flag: A piece of fabric or other material of distinctive design that is used as the symbol of a nation, state, city, agency or corporation and which is usually displayed hanging free from a staff or halyard.

Flag Sign: A sign printed or painted on a cloth, plastic, canvas, or other like material with distinctive colors, patterns, or symbols attached to a pole or staff and anchored along only one edge or supported or anchored at only two corners.

Flashing Sign: A sign whose artificial illumination is not kept constant in intensity at all times when in use and which exhibits changes in light, color, direction, or animation. This definition does not include electronic message signs or digital displays that meet the requirements set forth herein.

Flood: A general and temporary condition of partial or complete inundation of normally dry land areas by water.

Flood Insurance Rate Map (FIRM):The official map on which the Federal Emergency Management Agency has delineated both the areas of special flood hazards and the risk premium zones applicable to the community.

Flood Insurance Study (FIS): The official report provided by the Federal Emergency Management Agency that includes flood profiles, the Flood Insurance Rate Map, the Flood Boundary and Floodway Map, and the water surface elevation of the base flood.

Floodplain: The land area susceptible to being inundated by water from any source and as designated on the Lower Merion Township Floodplain District Map prepared by the Township of Lower Merion. The Lower Merion Township Floodplain District Map is based on the Flood Insurance Study for the Township of Lower Merion, Montgomery County, Pennsylvania, as prepared by the Federal Emergency Management Agency (FEMA), dated March 2, 2016, or the most recent revision thereof, and a floodplain area as shown on the Lower Merion Township Topographic Map, last revised to October 1973. The floodplain includes the floodway fringe area. Where a conflict in the designation of the floodplain, floodway and floodway fringe exists between the Federal Flood Insurance Study and as shown on the Lower Merion Township Topographic Map, that designation of the floodplain, floodway and floodway fringe which is more restrictive or prohibitive of development shall be the Floodplain District.

Floodproofing: Any combination of structural and nonstructural additions, changes or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents.

Floodway: The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to carry and discharge the base flood without cumulatively increasing the water surface elevation more than one foot.

Floodway Area: The areas identified as “floodway” in the AE Zone in the Flood Insur- ance Study prepared by the FEMA. The term shall also include floodway areas which have been identified in other available studies or source of information for those floodplain areas where no floodway has been identified in the Flood Insurance Study.

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Floodway Fringe Area: The remaining portions of the one-hundred-year floodplain in those areas identified as an AE Zone in the Flood Insurance Study, where a floodway has been delineated. The flood fringe is also referred to as the floodplain in this article. The basis for the outermost boundary of this area shall be the one-hundred-year-flood elevations as shown in the flood profiles contained in the Flood Insurance Study.

Floor Area: The horizontal floor area within the inside perimeter of the outside walls of the building including, but not limited to hallways, stairs, closets, thickness of walls, columns and other features.

Floor Area Ratio: The floor area of the Building or Buildings on any Lot divided by the area of such Lot. For the purpose of determining floor area ratio, any space devoted to required off-street parking, loading, or vehicular access thereto shall not be included in calculating floor area.

Food & 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.

Food & Beverage, Takeout: A building or an area within a building with less than four indoor tables (less than 12 chairs), used primarily for the purpose of furnishing to the public food to be consumption off premises.

Foot-Candle: A unit of incident light (on a surface) stated in lumens per square foot and measurable with an illuminance meter (also known as a foot-candle or light meter). One (1) foot-candle is equal to one (1) lumen per square foot.

Forecourt: A courtyard at the Building Frontage. A private frontage where a portion of the building is close to the frontage line and the central portion is set back.

Freestanding Sign: A single- or double-faced sign, that is placed on or anchored in the ground; and that is independent and detached from any building or other structure. The following are sub-types of freestanding signs: 2.1.0.a. Ground/Monument Sign – A freestanding sign that is permanently supported by an internal structural framework or integrated into landscaping or other solid structural features. 2.1.0.b. Pole Sign – A freestanding sign that is permanently supported in a fixed location by a structure of one or more poles, posts, uprights, or braces from the ground; and is not supported by a building or a base structure.

Freeway Arterial: See Street, Freeway Arterial.

Frieze: A sculptured or richly ornamented band (as on a building).

Frontage Line: See Build-to Line.

Frontage Occupation: The percentage of the Primary Frontage that shall be occupied by a building.

Frontage Yard: The area between a building facade and the cartway.

Frontage Yard Type: The physical element that characterizes the space between the building and the street or pedestrianway. Includes: Common Yard, Fenced Yard, Shallow Yard, Urban Yard, Pedestrian Forecourt, and Vehicular Forecourt.

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Frontage Yard Types, Common Yard: A frontage yard type with a deep setback, remaining unfenced and visually continuous with abutting yards, supporting a common landscape that may be densely planted to buffer from high speed streets.

Frontage Yard Types, Fenced Yard: A frontage yard type wherein the facade is set back from the lot line. Fences are required and the setbacks are visually continuous with adjacent yards.

Frontage Yard Types, Pedestrian Forecourt: A frontage yard type where the primary facade is located near the lot line with an area setback to accommodate open space and the primary entrance of the building.

Frontage Yard Types, Shallow Yard: A frontage yard type where the facade is slightly setback from the lot line.

Frontage Yard Types, Urban Yard: A frontage yard type where the facade is at or near the lot line and the surface is paved.

Frontage Yard Types, Vehicular Forecourt: A frontage yard type where the primary facade is located near the lot line with an area setback to accommodate a driveway meant for passenger loading and unloading.

Gallery: A covered walkway attached to a building and supported on at least one side by columns with no enclosed building space above.

Garage, Private: A Building accessory to a single-family or two-family dwelling, for the storage of motor vehicles owned and used by the owner or tenant of the Lot.

Garage, Commercial: A Building used solely for the storage, sale, service or repair of motor vehicles.

Garage, Public: See Parking Structure.

General Agriculture: 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.

Glazing: Glass in doors and windows or other glass incorporated into a building façade.

Golf Club (Country Club): A golf course and associated uses and buildings, including, but not limited to club house, dining, banquet, practice, and other sport and recreation facilities, located on a tract of land containing a minimum of 150 acres and at a minimum of 18 holes of golf.

Government/Regulatory Sign: Any sign for the control of traffic or for identification purposes, i.e. street signs, warning signs, railroad crossing signs, and signs of public service companies indicating danger or construction, which are erected by or at the order of a public agency officer, employee, or agent thereof, in the discharge of official duties.

Governmental Purposes: Those actions, objectives, or goals of which the Township of Lower Merion has been vested with statutory authority to accomplish, fulfill or oversee.

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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.

Greens: Open space areas within a development which are designed or intended for the use and enjoyment of the residents of the development.

Grocery Store: A retail sales business operated as a food market with more than 7,500 square feet of floor area.

Groundwater Recharge: The replenishment of geologic structures and rock or soil interstices which have the capacity to store water.

Habitable Space: Non-residential building space with a Use that involves human presence with a direct view through windows and doors of the facing Street or public or private open space, excluding parking garages, self-service storage facilities, ware- houses, buildings with display windows separated from retail activity.

Hardscape: The man-made features of a Lot’s landscaping, such as roads, sidewalks, courtyards, walls, and parking lots.

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

Height: See Building Height.

Highest Adjacent Grade: The highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure.

Historic Building: Any complex physical construction and its appurtenances with historic, and/or cultural, and/or archaeological, and/or scientific significance, as listed on the Historic Resource Inventory, which is a combination of materials assembled in an “enclosed” configuration, created in whole or in part to shelter primary forms of human activity, and which is permanently affixed to the land. Examples of Historic Buildings include, but are not limited to, those listed under “Building” in the current version of the National Park Service’s National Register Bulletin 15, Section IV: “How to Define Categories of Historic Properties”.

Historic District: An area that possesses a group of buildings, structures, objects, sites, or other constructed or naturally occurring features that have been recognized for their local historical or cultural significance by the Board of Commissioners having determined that it confirms with an established set of criteria and having received certification from the Pennsylvania Historical and Museum Commission.

Historic Neighborhood: An area researched, documented, reviewed by the Pennsyl- vania Historic and Museum Commission and determined eligible by that Commission for inclusion on the National Register. An historic neighborhood includes all buildings, structures and sites located within it, whether or not they contribute to the character of the area.

Historic Object: Any simple physical construction or composition, typically small in scale, with historic, and/or cultural, and/or archaeological, and/or scientific significance, as listed on the Historic Resource Inventory, which is typically singular in material

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combination, created primarily for informational, functional, or aesthetic purposes, and which is related to a specific setting or environment, often affixed to the land, yet may be movable by nature or design. Examples of historic objects include, but are not limited to, those listed under “Object” in the current version of the National Park Service’s National Register Bulletin 15, Section IV: “How to Define Categories of Historic Properties”.

Historic Resource: All historic buildings, structures, sites, and objects which are designated on the Historic Resource Inventory, Chapter A180, including Class I and Class II Resources, and contributing resources within Historic Districts. Unless otherwise specified, the boundaries of a Historic District are that of the parcel, which must contain at least one Contributing Element and may contain Non-contributing Elements.

Historic Site: Any location, with or without a building, structure, and/or object, whether standing, ruined, or vanished, which has historic, and/or cultural, and/or archaeological significance, as listed on the Historic Resource Inventory. Examples of historic sites include, but are not limited to, those listed under “Site” in the current version of the National Park Service’s National Register Bulletin 15, Section IV: “How to Define Categories of Historic Properties”.

Historic Structure: Any complex or simple physical construction, with historic, and/ or cultural, and/or archaeological, and/or scientific significance, as listed on the Historic Resource Inventory, which is a combination of materials assembled in an “open” configuration of interdependent and interrelated parts in a definite pattern of organization, created in whole or in part to facilitate secondary or indirect forms of human activity, and which is affixed to the land. Examples of historic structures include, but are not limited to, those listed under “Structure” in the current version of the National Park Service’s National Register Bulletin 15, Section IV: “How to Define Categories of Historic Properties”.

Home Occupation: Any lawful use conducted entirely within a Dwelling Unit or Acces- sory 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, non-traffic, and minor home occupations.

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 daycare, vehicular ambulance service, and diagnostic or treatment facilities which are integrated with the hospital facilities.

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

Identification Card: A document issued by the Pennsylvania Department of Health that permits access to medical marijuana.

Illuminated Sign: A sign that is either internally illuminated through its sign face by a light source contained within the sign, or externally illuminated by a light source aimed at its surface.

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Illumination: A source of artificial or reflected light. The following are sub-types of illumination: 2.1.0.a. External Illumination: Artificial light, located away from the sign, which lights the sign, the source of which may or may not be visible. 2.1.0.b. Halo Illumination: A sign using a three-dimensional message, logo, etc., which is lit in such a way as to produce a halo effect (also known as back-lit illumination). 2.1.0.c. Internal Illumination: A light source that is concealed or contained within the sign visible through a translucent surface. Message signs, digital displays, and signs incorporating neon lighting shall not be considered internal illumination for the purposes of this Article.

Impervious Surface: Any material which prevents or impedes the natural absorption of stormwater directly into the ground.

Improvement: Elements of the physical environment, including: buildings, grading, paving, restoration of existing paving damaged by construction, walkways, curbs, gutters, street signs, fire hydrants, water mains, gas mains, sanitary sewers, on-site sewage disposal facilities, storm drainage facilities, retention basins, bridges, sidewalks, crosswalks, monuments, street shade trees, buffer planting and streetlights.

Inflatable Sign: A sign that is an air-inflated object, which may be of various shapes, made of flexible fabric, resting on the ground or structure and equipped with a portable blower motor that provides a constant flow of air into the device.

Infrastructure: 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.

Inn: A group of Lodging units not to exceed twenty-five units that may provide space and services for dining, meeting, and recreation.

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 multi-school competitive sports and play-offs.

Institutional Civic: Collectively includes communally beneficial land uses, including but not limited to organizations dedicated to the arts and culture, active recreation, social and religious use, senior housing, wellness and recreation.

Institutional Education: Collectively includes sites or buildings operated for the provision of full-time or part-time educational services for students of all ages.

Institutional Housing: Collectively includes sites or buildings operated for the provision of housing and health and long-term care for the elderly and people with disabilities.

Institutional Nature Preserve: Collectively includes sites and buildings operated for types of uses including, but not limited to cemeteries, environmental and open space preserves, golf clubs, and institutional residential.

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Institutional Primary Use: A use that: inhabits the structures and facilities of the property; customarily consumes the greater part of the institution’s resources of time and funds in its management; and, conforms to Institutional District regulations. This includes related services that support the primary use, such as residential facilities for faculty, students, and staff; exhibition, worship, performance, recreational and competitive sports facilities; food preparation and dining facilities; continuing care and assisted living for the elderly; daycare; and parking.

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.

Institutional Use: All public, private or not-for-profit organizations that serve public benefit and community use including: continuing care facility; museum; community art, education, health, and recreation; club, lodge, country club; daycare (for more than six children); public school; private school; college; university; religious institution. Also included are sites dedicated to open space and historic preservation that serve community use, including cemeteries. Excluded are properties in municipal ownership.

Interactive Sign: An electronic or animated sign that reacts to the behavior or electronic signals of passersby.

Land Development: Improvements involving: two or more residential buildings, or one or more nonresidential structure(s), regardless of number of occupants; subdivision of land for the use of two or more existing or prospective occupants with streets, building groups, common areas, leaseholds, condominiums, or other features. Excluded from land development are: the conversion of an existing single-family detached dwelling or single-family semi-detached dwelling into not more than three residential units, unless such units are intended to be a condominium; the additions of an accessory building, including farm buildings, on a lot with an existing principal building.

Land Development Committee: The Committee composed of the heads of departments of the Township or their designee and such other Township employees as appointed by the Township Manager.

Land Subdivision Agreement: An agreement between the Township and the then owner(s) of a property, executed during the subdivision or land development approval process, which describes conditions of approval. These conditions shall remain in effect regardless of any transfer of ownership.

Landowner: See “Owner.”

Letter Height: The height of a letter from its bottom to its top, including any shadow lines which are constructed as part of the sign.

Light Industrial: A place of business involving craft, light fabrication, assembly, processing, repair, distribution, warehousing, or bulk storage, such that, if located close to residential or other sensitive areas, will not have a detrimental impact on the quality of life of residents in terms of air pollution, noise, odor, or traffic generation.

Light Trespass: Light emitted by a light source, which extends beyond the boundaries of the property on which the light source is located.

Liner: A Building or part of a Building with habitable space, conforming to its District, specifically designed to face a public space, masking an inactive use, such as, but not limited to, a parking lot, parking garage or storage facility.

DRAFT 5.0 DECEMBER 19, 2019 46 32 ARTICLE 155-2: DEFINITIONS

Live-Work: A dwelling unit that contains ground floor retail, office, or light industrial use that is limited to a maximum fifty percent (50%) of the total floor area.

Loading Area or Space: An area in which goods and products are moved on and off a vehicle, including the stall or berth and the apron or maneuvering room incidental thereto.

Lodging: Temporary residential accommodation for tourism and business purposes, which typically include a furnished room that includes temporary sleeping arrangements, sanitary facilities, and may include limited kitchen facilities.

Loggia: A roofed, but open arcade along the front or side of a building on an upper story.

Long-Term Care Facility: 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.

Lot: A tract or parcel of land as defined by the description set forth in the deed or other instrument vesting title in the owner of record, or other instrument dividing or allocating land, air rights or subsurface rights below the surface of the land.

Lot Area: The land area within the Lot property lines and between the rear property line and the nearest street line.

Lot Development: Any construction for which a building permit is required under Chapter 62 of this Code, or any other activity affecting land or modifying land from its natural condition.

Lot Line: The boundary that legally and geometrically demarcates a lot.

Lot Occupation: The area of the lot occupied by all buildings, excluding structures such as decks, pools, and trellises.

Lot Width: The measure of a Lot taken on a straight line between two points on the side Lot lines equidistant from the Street line.

Lowest Floor: The lowest floor of the lowest fully enclosed area (including basement). An unfinished, flood-resistant partially enclosed area, used solely for parking of vehicles, building access and incidental storage, in an area other than a basement area is not considered the lowest floor of a building, provided that such space is not designed and built so that the structure is in violation of the applicable non-elevation design requirements of this chapter.

Low Sloped Roof: A roof with a pitch of 5:12 or less

Luminance: An objective measurement of the brightness of illumination, including illumination emitted by an electronic sign, measured in candelas per square meter (cd/m2), or “nits”

Maintenance Guaranty: Any security which may be required of a developer by the Township after the final acceptance by the Township of improvements installed by the developer. Such security may include but is not limited to maintenance bonds, surety agreements or other collateral.

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Major Recreational Equipment: Vehicles including travel trailers, pickup campers, converted trucks or buses, motorized homes, tent campers, tents, or other short-term housing or shelter arrangements and devices, boats and boat trailers, combinations thereof, and other similar equipment, and trailers, cases, and boxes for transporting recreational equipment, whether occupied by such equipment or not.

Manual Changeable Copy Sign: A sign, or portion thereof, on which the copy or symbols are changed manually through placement or drawing of letters or symbols on a sign face.

Manufactured Home: A structure, transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when attached to the required utilities. The term includes park trailers, travel trailers, recreational and other similar vehicles which are placed on a site for more than 180 consecutive days.

Manufactured Home Park or Subdivision: A parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.

Marquee: A permanent roof-like structure supported by a wall of a structure but having no relationship to the roof structure, generally designed and constructed for protection against weather, which fully or partially covers an entrance, sidewalk, or other pedestrian way.

Marquee Sign: A sign attached to a marquee.

Massing: The three dimensional form of a building or structure.

Mechanical Movement Sign: A sign having parts which physically move with such movement being activated electronically or by other means, but shall not include wind-activated movement of banners or flags.

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

Medical Marijuana: Marijuana for certified medical use as legally permitted by the Commonwealth of Pennsylvania under the Medical Marijuana Act.

Medical Marijuana Act: The Act of April 17, 2016, P.L. 84, No. 16, as amended from time to time (53 P.S. § 10231.101 et seq.).

Medical Marijuana Dispensary: A person, including a natural person, corporation, partnership, association, trust or other entity, or any combination thereof, which holds a permit issued by the Pennsylvania Department of Health to dispense medical marijuana; the term includes the facility from which medical marijuana is dispensed.

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.

Medical Marijuana Registry: The registry established by the Pennsylvania Department of Health for all medical marijuana organizations and practitioners.

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

Message Sequencing: The spreading of a single message or advertisement across more than one successive display phases of a sign, or across more than one individual sign.

Micro Facility: A wireless communication facility consisting of an equipment facility capable of being mounted onto the attachment or support structure and antenna that is either: 2.1.0.a. No more than five feet in height with a face area of not more than 580 square inches; or 2.1.0.b. If a tubular antenna, no more than four inches in diameter and no more than seven feet in length.

Minor Streets: See Street, Minor.

Mitigation: Any action taken to lessen/minimize the specified undesirable impacts of a proposed land use or land disturbance activity, including those which would adversely affect the health or longevity of a natural feature, pose a visual intrusion or conflict or otherwise be deemed incompatible with surrounding properties and uses.

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

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.

Multi-Family Housing, 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.

Multi-Family Housing, 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. Multi-family housing where dwelling units are available for lease or rent for less than one month shall be considered lodging.

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.

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.

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Mural: Artwork applied to the wall of a building, which covers all or most of the wall. Where a mural contains a commercial message, it shall be considered a wall sign.

Narrow Lot: Any lot Abutting a Street which has less than the required width at the Street line or at any point between the Street Line and a point 25 feet beyond the proposed Building.

Native Plant: Any plant that is living or growing naturally in a particular region and has existed for many years in a region without direct or indirect human intervention.

Natural Feature: A component of a landscape existing or maintained as a part of the natural environment and having ecological value in contributing beneficially to air quality, erosion control, groundwater recharge, noise abatement, visual amenities, growth of wildlife, human recreation, reduction of climatic stress and energy costs. Such features include those which, if disturbed, may cause hazards or stress to life, property and the natural environment. See Chapter 101-3.

Neighborhood Conservation District: An area researched and documented as having a unified architectural character, style, era of construction, or other factor which contributes to the neighborhood’s unique character.

Neon Sign: A sign illuminated by a neon tube, or other visible light-emanating gas tube, that is bent to form letter, symbols, or other graphics.

New Construction: Structures for which the start of construction commenced on or after November 19, 1975, and includes any subsequent improvements thereto.

New Manufactured Home Park or Subdivision: A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after the effective date of floodplain management regulations adopted by a community.

Nits: A unit of measurement of brightness, or luminance. One (1) nit is equal to one (1) candela per square meter (cd/m2)

Nonconforming Lot: A lot the area or dimension of which was lawful prior to the adoption or amendment of a zoning code, but which fails to conform to the requirements of the zoning district in which it is located by reasons of such adoption or amendment.

Nonconforming Sign: Any sign that was legally erected and maintained prior to the effective date of this Code or any subsequent amendment hereto that does not comply with the provisions.

Nonconforming Site Improvement: Any Site Improvement which has a valid permit or was completed prior to the effective date of this Code or any subsequent amendment hereto, to the provisions of which such Site Improvement does not conform.

Nonconforming Building or Structure: A Building or Structure or part thereof not designed to comply with the applicable provisions in the Zoning Code or amendment heretofore or hereafter enacted, where such Building or Structure was lawfully in existence prior to the enactment of such Code or amendment.

Nonconforming Use: A use, whether of land or of structure, which does not comply with the applicable use provisions in the Zoning Code or amendment heretofore or

DRAFT 5.0 DECEMBER 19, 2019 50 36 ARTICLE 155-2: DEFINITIONS

hereafter enacted, where such use was lawfully in existence prior to the enactment of such Code or amendment.

Noncontributing Element: A building, structure, site, or object within the confines of a Historic Resource that does not contribute to its historical significance or to the integrity of the resource. Alterations to such an element are not reviewed by the His- torical Commission, unless deemed impactful to any Contributing Element.

Noncontributing Resource: A building, structure, site, or object located within a Historic District, which has been determined to not support the district’s historical significance through location, age, design, setting, materials, workmanship, feeling, and/or association.

Nurseries: Land and buildings where the breeding, sale, storage, and display of seedlings, plants, and flowers takes place, including the production, wholesaling, and distribution of plant materials grown or cultivated on site; and where mechanical equipment for landscaping, maintenance of parks and garden, and farming is displayed and sold.

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

Official Highway Map: A map depicting the routes of vehicular travel within the Town- ship, which is part of the Township of Lower Merion Comprehensive Plan, adopted by the Board of Commissioners in 2016, which depiction of such routes only is hereby incorporated by reference in this chapter and shall be as much a part of this chapter as if fully described herein; provided, however, that said depiction may be amended from time to time in accordance with the terms of Chapter 107.

Official Map: The maps designated in Chapter 107 hereof as the Official Map of the Township of Lower Merion.

Off-Premises Sign: A sign which directs attention to a business, product, commodity, service, event, facility, or other commercial or non-commercial activity not located, conducted, sold or offered upon the premises where such sign is located. Also referred to as a billboard.

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. See “Table 5.4 Use Consolidation”.

Open Space: Any parcel or area of land or water essentially unimproved by permanent buildings.

Outdoor Accessory Temporary Use: 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.

Outdoor Dining Area: An open-air space related to a food and beverage service facility that accommodates dining but not food preparation, and is furnished to preclude wind-blown trash.

Owner: The legal or beneficial owner or owners of land including the holder of an option or contract to purchase (whether or not such option or contract is subject to

DRAFT 5.0 DECEMBER 19, 512019 ARTICLE 155-2: DEFINITIONS 37

any condition), a lessee if he/she is authorized under the lease to exercise the rights of the owner, or other person having a proprietary interest in land.

Parallel Space: A parking space parallel to the roadside.

Parapet: A low wall extending above the edge of a roof, also called parapet wall.

Park: A tract of land owned by the Township or its designee, designated for and used by the public for active or passive recreation. A natural preserve available for unstructured or structured recreations programs.

Parking Facility: A facility providing either off-street parking and/or parking in a Structure.

Parking, Off-Site: Spaces provided for vehicles and located outside of the boundaries of the Lot to be served.

Parking, Off-street: Marked or unmarked parking located within a Lot and outside a private or public right-of-way.

Parking, On-street: Marked or unmarked parking located outside of a Lot and within a private or public right-of-way.

Parking Structure: Parking located above ground and/or underground consisting of one or more levels; not surface parking.

Parking Structure, Public: A single or multistory parking structure owned, leased or rented by a federal, state, or local government agency, which is used for short-term parking of vehicles by the general public.

Parking, Tandem: The placement of vehicles one behind the other as opposed to side by side.

Parking, Underground: Parking structure in which the roof or ceiling of the top level does not rise above the first floor elevation of the building, and does not rise more than three (3) feet above any adjoining sidewalk.

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.

Pedestrian-oriented Design: The design of communities, neighborhoods, streets- capes, sites and buildings that emphasizes pedestrian access, walking comfort and visual interest.

Pedestrian-oriented Street: A street where adjacent uses generate and encourage foot traffic.

Pedestrian Passage: A public open space restricted to pedestrians, bicycles, and limited vehicular access that connects, streets, plazas, alleys, garages, and other public use spaces.

Pedestrian Scale: The size and proportion of physical environmental elements that closely relate to the human body.

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Pedestrian Shed: An area, approximately circular, of a quarter (1/4) mile radius, about the distance of a five-minute walk, that is centered on a common destination. The Pedestrian Shed determines the approximate size of a Neighborhood. A Linear Pedestrian Shed is elongated to follow a commercial corridor, and may measure a half (1/2) mile out from the center.

Pedestrianway: A public or private linear space or an area where the primary users are pedestrians and that may also accommodate bicyclists.

Pennant Sign: A triangular or irregular piece of fabric or other material, commonly attached in strings or strands, or supported on small poles, intended to flap in wind.

Pennsylvania Uniform Condominium Act: 68 Pa.C.S.A. § 3101 et seq., Pennsylvania Act of July 2, 1980, P.L. 286, No. 82, and any amendments or successor legislation thereto.

Performance Guaranty: Any security which may be required of a developer by the Township in lieu of a requirement that certain improvements be made before the Township approves the developer’s subdivision plan or land development plan. Such security may include but is not limited to performance bonds, escrow agreements, surety agreements or other collateral.

Pergola: An arbor or passageway with a roof or trellis work on which climbing plants can be trained to grow.

Personal Expression Sign: An on-premises sign that expresses an opinion, interest, position, or other non-commercial message.

Pervious Pavement System: A porous surface system with a stabilized base that allows water from precipitation and other sources to pass directly through, thereby reducing the runoff from a site, allowing groundwater recharge, and naturally cooling the surface through evaporation of water from pavement voids or from beneath.

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.

Planning Agency: The Lower Merion Township Planning Commission and the Building and Planning Department of Lower Merion Township. Each planning agency shall have those duties assigned to such agency in the Township Code.

Plug-In Hybrid Electric Vehicle (PHEV): An electric vehicle that is powered by a rechargeable electric battery, as well as an internal combustion engine which deliv- ers power directly to the vehicle, and/or powers an onboard generator which can recharge an electric battery.

Porch: An open-air space attached to a Building, with floor and roof but no walls on the sides, usually facing Frontages.

Porte-cochère: A covered vehicular arrival area at the entrance of a building.

Preservation Area: An area or areas of land and/or water established to preserve open space and to protect natural features, cultural landscapes and wildlife habitat. The preservation area shall be free of structures of any kind, including, but not limited to, playground equipment, play sets, play houses, tree houses, netting, sheds or similar appurtenances, with the exception of historic buildings and their associated paved areas.

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Primary Arterial: See Streets, Primary Arterial.

Primary Front Façade: The Facade of a building facing onto a public or private Street, or Pedestrianway, but shall not include a rear alley.

Primary Frontage: The frontage of a Lot facing onto a public or private Street, but shall not include a rear alley.

Principal Building: A Structure used to enclose or house the primary use(s) located on a Lot; the main Building on a Lot, usually oriented toward the street.

Private School: See School.

Projecting Sign: A building- mounted, double-sided sign which is mounted perpendicular to a building’s façade.

Property Line: Demarcation of property ownership.

Public Gathering Space: Private outdoor space where the public is directly or indirectly invited to visit or permitted to congregate.

Public Parking Structure: 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.

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.

Public Service Sign: A sign posted at a site to promote and advertise a service sponsored by the Township, school district, church, public agency, civic association or other nonprofit public agency.

Public Utility: An entity regulated by the Pennsylvania Public Utility Commission.

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.

Railroad Right-of-way: The surface, air space above the surface and the area below the surface of any railroad.

Rain Garden: A bio-retention area; a shallow surface depression designed to accept runoff from adjacent surfaces and retain or detain stormwater before it is infiltrated or discharged downstream, planted with specially selected native vegetation to capture and treat runoff.

Rear Lot: A lot which has less than the required width at the street line and at the building line but which meets the minimum lot width at the point of the proposed building closest to the street and extending the full depth of the building plus 25 feet.

Receiving Parcel: A parcel of land in the Open Space Preservation District where the landowner/authorized agent may attach development credits, directly or by intermediate transfers, from a sending parcel, and on which increased density and/or intensity is allowed by reason of the transfer of development credits.

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Recreation, Active: Those recreational pursuits which require physical alteration to the area in which they are performed. Such areas are intensively used and include, but are not limited to, playgrounds, ball courts, golf courses and swimming pools.

Recreation, Passive: Recreational pursuits which can be carried out with little alteration or disruption in the area in which they are performed. Such uses include, but are not limited to, hiking, biking and picnicking.

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

Recreational Vehicle: A vehicle which is: 2.1.0.a. Built on a single chassis; 2.1.0.b. Not more than 400 square feet measured at the largest horizontal projections; 2.1.0.c. Designated to be self-propelled or permanently towable by a light-duty truck; and 2.1.0.d. Not designed for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel or seasonal use.

Redevelopment: The improvement of an existing Building and/or Lot requiring land development approval.

Reflective Sign: A sign containing any material or device, including mirrors or reflective paint, which has the effect of intensifying reflected light.

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

Religious Institution: See Definition of Uses, Institution.

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.

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: barber shops, beauty salons, travel agencies, retail banking, real estate agent, retail dry cleaning, laundromat, and photo studios, and repair service establishments for small domestic products.

Retail Frontage Line: Frontage Lines designated on a master plan that require the ground level to be available for retail use.

Revolving Sign: A sign which revolves in a circular motion, rather than remaining stationary on its supporting structure.

Right-of-Way (ROW): A public or private easement for land, air space above the land, or area below the surface used for vehicular, pedestrian, transit or other right of passage, including a street, alley or crosswalk.

Roof Sign: A sign erected upon, against, or over the roof of a building.

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Rowhouse: 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. Rowhouses in a single rowhouse building need not be in a straight row.

Satellite Earth Station: A dish antenna whose purpose is to receive communication or other signals from orbiting satellites and other extraterrestrial sources.

Satellite Earth Station Height: The height of the apparatus measured vertically from the highest point of the apparatus, when positioned for operation, to the ground, except for roof-mounted antennas, where it shall be measured to the point where the antenna is affixed.

Scale: The spatial relationship among structures along a street or block front, including height, bulk and yard relationships. Scale also refers to the proportional relationship of the size of parts to one another and to the human figure.

School: Any public, parochial, private, charitable or non-profit school, including pre-school, elementary, middle and high school, college and university, which may include instructional and recreational uses, living quarters, dining rooms, and other incidental facilities.

Scoreboard: A sign contained within an athletic venue and intended solely to provide information to the attendees of an athletic event.

Screening: Method of visually shielding or obscuring one abutting or nearby structure or use from another.

Seasonal Decorations: Temporary signs or displays, including lighting, celebrating holiday seasons.

Secondary Arterial: See Street, Secondary Arterial.

Secondary Façade: Any exterior building wall other than a primary Front Façade.

Security Sign: An on-premises sign regulating the use of the premises, such as a “no trespassing,” “no hunting,” or “no soliciting” sign (also known as a warning sign).

Sending Parcel: A parcel of land in the sending zone from which the landowner may sever development credits, and after which those development credits that are severed and transferred may only be used for certain limited activities.

Senior Housing: Collectively includes ‘Long-Term Care Facilities’ and ‘Alternative Housing for the Elderly’.

Setback: The distance from the Lot Line to the point where a Building may be constructed. This area must be maintained clear of structures with the exception of Encroachments described in each District.

Setback, Front: A setback extending the full width of the lot along the street line and not less in depth, measured from the edge of the public right-of-way, than the minimum required in each district unless otherwise specified in this chapter.

Setback, Side: A setback extending along the same Lot line from the front setback to the rear setback and not less in width, measured from the side Lot line, than the minimum required in each district.

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Setback, Perimeter: A setback along the perimeter of a Lot measured from the edge of the right-of-way, the side Lot line, and/or the rear Lot line.

Setback, Predominant: A front setback equal to the median front setback of the existing principal buildings along a common street frontage.

Setback, Rear: A setback extending the full width of the Lot along the rear Lot line and not less in depth, measured from the rear Lot line, than the minimum required in each district.

Shared Parking: Parking that is utilized by two or more uses taking into account the variable peak demand times of each use; the uses can be located on more than one lot.

Shared Residence for the Elderly or the 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.

Shielded: A light source from which no direct glare is visible at normal viewing angles, by virtue of its being properly aimed, oriented, and located and properly fitted with devices such as shields, barn doors, baffles, louvers, skirts, or visors.

Sign: Any writing, symbol, figure, representation, logo, emblem, flag, banner, device, letter, word, street clock or temperature announcement, which shall include any announcement, declaration, demonstration, display, illustration, name identification, description or insignia, which is used to advertise or promote the interest of any person or firm when such representation is placed in view of the general public.

Sign Area: The total dimensions of a sign surface used to display information, messages, advertising, logos, or symbols. See §155-9.3.6 for standards for measuring sign area.

Single and Separate Ownership: The ownership of a Lot by one or more persons, partnerships or corporations, which ownership is separate and distinct from that of any Abutting or adjoining Lot. Ownership shall be considered separate and distinct where Lots have been separately described as such, by metes and bounds, in a recorded deed of conveyance prior to the enactment of an ordinance rendering one or more of such lots non-conforming and have continued since that date to be so separately described in all subsequent recorded deeds of conveyance.

Single-Family Dwelling (Detached): A free-standing building designed for and occupied exclusively as a permanent residence by a single Family, having no party wall in common with an adjacent building.

Single-Use Building: A single-use building is occupied predominately by one use. The building may include other ground floor uses by does not qualify as a mixed-use building.

Sloped Roof: A roof with a pitch of 6:12 or greater.

Snipe Sign: A sign attached to a tree, pole, stake, fence, public bench, streetlight, or other object, placed on public property, in the public right-of-way or on private property without the permission of the property owner (also known as a bandit sign).

Solid Waste: Discarded material including solid, liquid, semisolid, or contained gas- eous material resulting from domestic, industrial, commercial, mining, agricultural, or governmental operations. Also garbage, rubbish, sludge, special waste.

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Special Exception: Approval process pursuant to the requirements of Article 11.

Special Flood Hazard Area (SFHA): An area in the floodplain subject to a one-percent-or-greater chance of flooding in any given year. It is shown on the FIRM as Zone A, AO, A1-A30, AE, A99, or AH.

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.

Start of Construction: The date the permit was issued for construction, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within 180 days from the date of the permit and shall be completed within 12 months after the date of issuance of the permit, unless a time extension is granted in writing by the floodplain administrator. The actual start of construction either the first placement or permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading, and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction begins with the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building.

State: The Commonwealth of Pennsylvania.

Stepback: A setback in the Facade of the Building above the lower levels.

Stoop: A frontage wherein the façade is close to the frontage line, with the first story elevated above the sidewalk sufficiently to secure privacy for the windows, and a raised entrance with an exterior stair or ramp and landing.

Storage & 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.

Storage Garage: A building, not a private or public garage, used solely for the storage of motor vehicles (not trucks) but not for the sale, service or repair of motor vehicles.

Storefront: The exterior façade of a commercial building visible from a street, sidewalk, parking area, or other public way containing an entrance to an establishment.

Story: A level within a building by which height is measured. The distance in a structure between the upper surface of a floor and the upper surface of the floor or roof next above.

Streamers: A display made of lightweight, flexible materials, consisting of long, narrow, wavy strips hung individually or in a series, with or without a logo or advertising message.

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Street: A right-of-way, publicly or privately owned, serving as a means of vehicular and pedestrian travel, furnishing access to Abutting properties, and shown on the Official Highway Map of the Township, but not including an Alley, common driveway, or access easement.

Street Address Plaque: A small sign mounted to the front or side of a building at pedestrian level, or dimensional letters mounted above the door, conveying the numerical street address of the building.

Street, Freeway Arterial: Regional routes shown on the Official Highway Map serving as a means of vehicular travel connecting major population centers and carrying high volumes of traffic for considerable distances at maximum safe speed.

Street Line: The boundary line of a street right-of-way.

Street, Minor: Local routes shown on the Official Highway Map serving as a means of vehicular travel primarily to give access to Abutting properties and not intended to carry through traffic.

Street Pole Banner: A banner suspended above a public sidewalk and attached to a single street pole. See Chapter 133-2.1

Street, Primary Arterial: Through routes shown on the Official Highway Map serving as a means of vehicular travel linking local regions with each other and with points of access to expressways, carrying a heavy flow of traffic but with controlled access from intersecting Streets and Abutting properties.

Street, Secondary Arterial: Feeder or collector Street shown on the Official Highway Map serving as means of vehicular travel linking local communities, connecting neighborhoods to primary arterials and designed to distribute traffic from local generators to tertiary arterials and minor Streets.

Street, Tertiary Arterial: Routes shown on the Official Highway Map serving as means of vehicular travel connecting local neighborhoods and minor roads to secondary systems, providing access to abutting properties and not intended to carry through traffic except to the nearest secondary road.

Streetscape: The physical components of streets, the urban element that is the major part of the public realm, composed of: the street pavements for vehicles, bicycles and pedestrians; amenities such as trees and plantings, and furnishings such as streetlights, bollards and benches; and the visible fronts of abutting properties including fences, yards, porches, and facades.

Streetscreen: A freestanding visual barrier built along the Frontage Line or in line with the Facade, often for the purpose of masking a parking lot from the Street.

Streetwall: The lower Stories of the Building Façade which create a Streetwall that defines the space of the Street corridor and is visible to the pedestrian.

Structural Alteration: Any change in or addition to the supporting or structural members of a building, such as the bearing walls, partitions, columns, beams or girders, or any change which would convert an existing building into a different structure or adapt it to a different use or which, in the case of a nonconforming use, would pro- long the life of such use.

DRAFT 5.0 DECEMBER 19, 592019 ARTICLE 155-2: DEFINITIONS 45

Structure: Any form or arrangement of building materials involving the necessity of providing proper support, bracing, tying and anchoring to a fixed location on or below the surface of the ground.

Structure in a Floodplain: Any form or arrangement of building materials involving the necessity of providing proper support, bracing, tying and anchoring, including a gas or liquid storage tank that is principally above ground, and including a Manu- factured Home.

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.

Student Residence Hall: A Structure containing a living arrangement owned or leased by an educational institution and operated as an integral part of that educational institution for the use of its students and faculty.

Subdivision: The division or re-division of a lot, tract or parcel of land by any means into two or more Lots, tracts, parcels or other divisions of land, including changes in existing Lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs or devisees, transfer of ownership or Building or Lot development; provided, however, that the subdivision by lease of land for agricultural purposes into parcels of more than 10 acres, not involving any new Street or easement of access or residential dwelling, shall be exempted. “Subdivision” shall include the merger of two or more lots into a lesser number of lots and the mortgage of less than all of a Lot.

Substantial Damage: Damage from any cause sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50% or more of the market value of the structure before the damage occurred.

Substantial Improvement: Any reconstruction, rehabilitation, addition or other improvements of a structure, the cost of which equals or exceeds 50% of the market value of the structure before the start of construction of the improvement. This term includes structures which have incurred substantial damage, regardless of the actual repair work performed. This term does not, however, include either: 2.1.0.a. Any project for improvement of a structure to correct existing violations of state or local health, sanitary or safety code specifications which have been identified by the Director of Building and Planning and which are the minimum necessary to assure safe living conditions; or 2.1.0.b. Any alteration of an historic structure, provided that the alteration will not preclude the structure’s continued designation as an historic structure.

Substantially Completed: Where, in the judgment of the Township Engineer, at least 90% (based on the cost of the required improvements for which financial security has been posted pursuant to Sec. 135-5 of this chapter) of those improvements required as a condition for final approval have been completed in accordance with the approved plan, so that the project will be able to be used, occupied or operated for its intended use.

Swale: A natural channel or other low-lying stretch of land which collects or carries surface water runoff.

DRAFT 5.0 DECEMBER 19, 2019 60 46 ARTICLE 155-2: DEFINITIONS

Swimming Pool: A structure designed for swimming and/or wading, constructed or installed either below or above ground and designed to contain or capable of containing water 24 inches or more in depth.

Tandem Parking: Two automobiles parked on a driveway or in any other location on a lot, lined up behind one another.

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.

Temporary Sign: A type of non-permanent sign that is located on private property.

Temporary Use: A use of property intended for a limited period of time and does not involve the construction or alteration of any permanent structure.

Tertiary Arterial: See Street, Tertiary Arterial.

Theater: A building or part of a building devoted to showing motion pictures or for dramatic, musical or live performances.

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

Townhouse: See Rowhouse.

Township: The Township of Lower Merion.

Toxic Chemicals: Include, but are not limited to: acetone, ammonia, benzene, calcium carbide, carbon disulfide, celluloid, chlorine, hydrochloric acid, hydrocyanic acid, magnesium, nitric acid and oxides of nitrogen, petroleum products, phosphorus, potassium, sodium, sulfur, pesticides.

Trailer Camp: Any premises used as a parking space for more than one house trailer.

Transfer of Development Credits: The procedure prescribed by this Chapter whereby development credits may be severed from a sending parcel and utilized for additional development on a receiving parcel, held for later use or extinguished; and the procedure whereby owners of development credits, currently or previously appurtenant to a sending parcel, convey some or all of those credits to another party, including landowners/assignees of receiving parcels. The terms “development credits” and “development rights” are synonymous as used herein.

Transferee or Buyer or Grantee: With respect to transferable development rights, the person or legal entity who purchases or otherwise receives development credits and who may apply the development credits to a receiving parcel, hold them, or subsequently sell or otherwise transfer the development credits.

Transferor or Seller or Grantor: With respect to transferable development rights, the owner of development credits and/or the owner of a sending parcel who severs and then sells, grants or otherwise transfers the development credits associated with the sending parcel to another person or entity.

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

DRAFT 5.0 DECEMBER 19, 612019 ARTICLE 155-2: DEFINITIONS 47

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.

Type: A category determined by use, disposition, or configuration, including size or extent, such as street types, yard types, etc.

Under Canopy Sign: A sign which is mounted entirely under a canopy or the roof of a covered walkway or pedestrian arcade.

Uninhabitable Attic: An unfinished area that does not provide adequate ceiling height for occupation per Building Code.

Uninhabitable Basement: An unfinished area below a structure that does not provide adequate ceiling height for occupation per Building Code.

Urban Design: The intentional formation in terms of both beauty and function of human settlement, combining elements, among others, of urban planning, architecture, landscape architecture and traffic engineering.

Use: The purpose or activity for which land, water or buildings are designed, arranged, or intended, or for which land or buildings are occupied or maintained.

Usable Satellite Signals: Satellite signals from the major communications satellites that, when viewed on a conventional television set, are at least equal in picture quality to those received from local commercial television stations or by way of cable television.

Variance: Permission or approval granted by the Zoning Hearing Board constituting a modification of or relief from the exact provisions of this chapter as applied to a specific piece of property.

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

Vehicular Sign: A sign affixed to a truck, van, automobile, trailer, or other vehicle which is parked on, or adjacent to any property and used primarily as a stationary advertisement to attract attention to a product sold, or an activity or business located on or off the property.

Vestibule: A passage, hall, or room between the outer door and the interior of a building : lobby.

Viable Tree: A tree capable of surviving and having a reasonable chance of succeeding.

Viewshed: That portion of the landscape which can be readily viewed by the observer from one or more vantage points. The extent of area that can be viewed is commonly delineated by land form, vegetation and/or distance.

Village: A compact commercial center with a core of mixed-use commercial, residential and service uses. A village typically has a recognizable center, identifiable physical boundaries, and a pedestrian scale and orientation.

Violation, Floodplain: The failure of a structure or other development to be fully compliant with the community’s floodplain management regulations. A structure or other development without the elevation certificate, other certifications, or other evidence of compliance required in 44 CFR § 60.3(b)(5), (c)(4), (c)(10), (d)(3), (e)(2), (e)(4), or (e)(5) is presumed to be in violation until such time as that documentation is

DRAFT 5.0 DECEMBER 19, 2019 62 48 ARTICLE 155-2: DEFINITIONS

provided. Existing structures built prior to the date the Floodplain District was enacted that have not been substantially improved shall not be considered in violation of the floodplain provisions.

Visual Permeability: The ability of vertical surfaces to allow viewers to see through to the other side, e.g., windows and open fences.

Wall Plaques: Small pedestrian-oriented information signs that may convey information such as hours of operation or take the form of directories, menu cases, or convey historical building information.

Wall Sign: A sign erected against or painted on the wall of any building, displayed on windows or doors or displayed with the exposed face thereof in a plane parallel to the face of said wall.

Watercourse: Any natural or artificial swale, stream, channel, drain or culvert in which water flows continuously or intermittently.

Wetland: Those areas inundated or saturated by surface or groundwater at a frequency and duration sufficient to support and that under normal circumstances do support a prevalence of vegetation typically adapted for life in saturated soil conditions; or as further defined and delineated by the United States Army Corps of Engineers, the United States Environmental Protection Agency or the Pennsylvania Department of Environmental Protection.

Window Sign: A sign that is applied, painted, or affixed to a window, or placed inside a window, within three (3) feet of the glass, facing the outside of the building, and easily seen from the outside. Customary displays of merchandise or objects and material without lettering behind a store window are not considered signs.

Wireless Communication Facility: 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.

Wireless Communication Service: Any personal wireless service as defined by the Telecommunications Act of 1996, which includes FCC licensed commercial wireless telecommunications services, including cellular, personal communication services (PCS), specialized mobile radio (SMR), enhanced specialized mobile radio (ESMR), paging and similar services that currently exist or that may in the future be developed.

Woodland: An area characterized by a more or less dense and extensive tree cover; more particularly, a plant community predominantly of healthy trees and other woody vegetation, well-stocked and growing more or less closely together.

Yield Map: A plan prepared in accordance with underlying zoning and subdivision regulations which documents and quantifies permitted density.

Zoning Hearing Board: A three-member board appointed by the Township of Lower Merion Board of Commissioners to hear and decide appeals from the Zoning Officer, variances and special exceptions and to hear challenges to the validity of this chapter or the Zoning Maps.

DRAFT 5.0 DECEMBER 19, 632019 ARTICLE 3: GENERAL TO DISTRICTS

64 50 ARTICLE 155-3: GENERAL TO DISTRICTS

155-3.1 APPLICABILITY

3.1.1 The provisions of this Article generally apply to all districts. 3.1.1.a. Terminology: “Shall” is always mandatory and not permissive. “Should” is advisory and identifies guidance provided by the Board of Commissioners in the implementation of these regulations. 3.1.1.b. Illustrations. In case of any difference of meaning or implication between the text of any provision and any illustration, the text shall control, unless the intent of the Code is clearly otherwise. 3.1.1.c. Other codes. Any reference to federal laws, Pennsylvania Statutes, Municipal Planning Code, or any other official code shall be construed to be a reference to the most recent enactment of the particular law, and shall include any amendments to it as may be adopted thereafter. 3.1.1.d. Specific terms: References to the following specific terms shall be consistent throughout the Code. 3.1.1.d.i. A reference to the Township shall mean Lower Merion Township. 3.1.1.d.ii. A reference to Primary, Secondary Tertiary, and Minor Streets shall mean as designated on the Official Highway Township Map. 3.1.1.d.iii. A reference to a historic structure shall mean it is classified on the Township’s Historic Resource Inventory, or it is in a local historic district.

155-3.2 REFERENCES TO DISTRICTS

3.2.1 The following regulations are as specified in the lot’s underlying district. 3.2.1.a. Permitted uses and use regulations shall be in compliance with Article 5: Uses and Article 10: supplemental regulations. 3.2.1.b. Building disposition and configuration shall be according to: 3.2.1.b.i. LDR1, LDR2, LDR3, and LDR4: “Table 4.1 LDR Form Standards”; 3.2.1.b.ii. MDR1, MDR2, and MDR3: “Table 4.2 MDR Form Standards”; 3.2.1.b.iii. VC and TC: “Table 4.3 Commercial Center Form Standards”; 3.2.1.b.iv. I - Institution: “Table 4.4 Institution Form Standards”; 3.2.1.b.v. “Table 6.1 MC Medical Center District”; 3.2.1.b.vi. “Table 6.2 BMMD Bryn Mawr Medical District”; 3.2.1.b.vii. “Table 6.3 RHR Rock Hill Road District”; 3.2.1.b.viii. “Table 6.4 BMV Bryn Mawr Village District”; and 3.2.1.b.ix. “Tables 6.6.6, 6.7.2, 6.8.3 CAD City Avenue District” 3.2.1.c. Parking requirements and regulations are as specified in the lot’s underlying district and shall be in compliance with “Table 8.1 Minimum Parking Requirements”. 3.2.1.d. Signage requirements and regulations shall be in compliance with “Article 9: Sign Stan- dards”.

3.2.2 Districts may be subject to additional regulations of an overlay district as provided in “Article 7: Conservation & Preservation Overlays”. 3.2.2.a. HROD Historic Resources Overlay District 3.2.2.b. OSOD Open Space Overlay District 3.2.2.c. Floodplain Overlay District 3.2.2.d. Steep Slopes Overlay District 3.2.2.e. Wooded Lot Overlay District

3.2.3 Additional Township-wide regulations general to districts are as specified in this Article.

3.2.4 All requirements related to Township permitting process and procedures, standards of proof and submission criteria for special exceptions, conditional uses and variances, and roles and responsibilities of the Building and Planning Department, Zoning Hearing Board and Board of Commissioners are as specified in “Article 11: Process & Procedures”.

DRAFT 5.0 DECEMBER 19, 652019 ARTICLE 155-3: GENERAL TO DISTRICTS 51

155-3.3 BUILDING HEIGHT

3.3.1 Building height is limited as follows: 3.3.1.a. Building height shall be measured from the mean grade at the corners of the building to the top of the roof. If no building is located on the Lot, the building height shall be measured from the mean grade of the corners of the proposed building. 3.3.1.b. Building stories are measured as specified in this section. Building story measurement shall begin at the established first floor elevation above the mean grade. 3.3.1.c. Stories are measured from finished floor to finished floor for multi-story buildings and finished floor to the top of roof for single-story buildings. 3.3.1.d. Non-residential buildings may exceed maximum single story height subject to compliance with maximum height. 3.3.1.e. Mezzanines that occupy more than 50% of the floor below the mezzanine area count as an additional story. 3.3.1.f. Basements visible from a frontage may extend up to a maximum three (3) feet above grade. 3.3.1.g. On sloped lots where the finished grade is more than two feet above or below the existing grade, the mean grade shall be established as follows: 3.3.1.g.i. If the finished mean grade is more than 2 feet higher than the existing mean grade, the mean grade is measured at the corners of the proposed building using the existing grade elevations. 3.3.1.g.ii. If the finished mean grade is less than2 feet lower than the existing grade, the mean grade is measured at the corners of the building using the proposed finish grade elevations.

3.3.2 Residential dwellings and buildings: 3.3.2.a. A residential story is limited to 14 feet maximum but the total height of the building shall be subject to the height limits as per its underlying district requirements. 3.3.2.b. First floor elevation shall be a minimum of 12 inches off the ground, unless specified otherwise in section “155-3.5 Frontages” and “Table 3.5.2 Facade Types”. 3.3.2.c. First floor elevation shall be established as per its underlying district requirements.

3.3.3 Non-residential and mixed-use buildings: 3.3.3.a. A ground floor story shall be 24 feet maximum but the total height of the building shall be subject to the height limits as per its underlying district requirements. 3.3.3.b. First floor elevations shall be established as per its underlying district requirements.

3.3.4 Parking Structures: 3.3.4.a. Each parking structure shall be limited to the maximum height permitted in their underlying district, as specified in Tables 4.1 to 4.4 and Tables 6.1 to 6.5.

3.3.5 Vertical projections, not used for human habitation, may exceed maximum building height as specified in their underlying districts.

3.3.6 Mechanical equipment on a roof shall be enclosed by parapets or other similar screening of the minimum Building Height necessary to shield it from abutting streets and adjacent properties at ground level of the joint property line and may extend above the maximum Building Height as specified in their underlying districts. This shall not apply to BMMD and BMV Districts.

155-3.4 LOT OCCUPATION

3.4.1 Lots shall conform to the minimum lot width and area requirements of their underlying district. 3.4.1.a. The minimum lot width of the lot at the building line shall be the minimum lot width required at the street line for lots in the zoning district in which the lot is located. Minimum lot width shall be measured parallel to the street at the point of the proposed building closest to the street.

DRAFT 5.0 DECEMBER 19, 2019 66 52 ARTICLE 155-3: GENERAL TO DISTRICTS

3.4.2 A building shall be located in relation to the boundaries of its lot as specified for their underlying district, according to the underlying zoning districts. Additional regulations to setbacks shall apply for lots abutting a property of lesser density and shall be as specified in the building’s underlying district.

3.4.3 One or more buildings may be built on each lot, subject to compliance with the lot standards of the district in which they are located.

3.4.4 Where a maximum setback is specified, it pertains only to the amount of building facade required to meet the minimum primary frontage lot occupation requirements of the underlying district.

3.4.5 Lots shall have a minimum of one frontage facing a street; and shall have the primary entrance on the Primary Frontage.

3.4.6 Accessory buildings and structures shall comply with their underlying zoning districts and the following: 3.4.6.a. They may be erected in the reduced side and rear setback as designated in the form tables of the underlying district in which they are located. 3.4.6.b. They shall be subordinate in height to the principal building and are limited in height as established in “Section 155-3.3 Building Height”. 3.4.6.a.i. Accessory buildings in the principal building envelope shall be limited to two stories or 20 feet in height. 3.4.6.a.ii. Accessory buildings built in the reduced side and rear setback shall be limited in height to one story or 15 feet. 3.4.6.b. Accessory buildings shall be designed to be similar to and compatible with the principal building.

3.4.7 Multiple principal buildings on a residential lot: 3.4.7.a. For buildings less than three stories, the distance between two or more principal buildings on the same lot shall be a minimum of 20 feet or no less than the height of the taller building, whichever is greater. 3.4.7.b. For buildings three stories or more, an additional 5 feet separation is required for every additional story.

3.4.8 Corner lots. 3.4.8.a. On any corner lot, no wall, fence or other structure shall be erected or altered and no hedge, tree, shrub or other growth shall be maintained or other obstacle be placed so as to cause danger to traffic on a street by obscuring the view. 3.4.8.b. Corner lots in LDR and MDR1 districts shall be in compliance with “Article 4: District Specific Standards”. 3.4.8.c. Corner lots shall have two front setbacks, one side setback and one rear setback, as illustrated in “Figure 3.5.1 Primary Frontage Illustrated”. 3.4.8.d. Any portion of a lot fronting on a street shall be subject to a front setback.

3.4.9 Predominant Setback: The minimum front setback for new buildings and frontage yard additions to existing buildings shall be equal to the predominant setback, and subject to the following standards: 3.4.9.a. Applicability. The predominant setback standard shall apply to new buildings and frontage yard additions to existing buildings in the following zoning districts: 3.4.9.a.i. LDR4 3.4.9.a.ii. MDR1 3.4.9.a.iii. MDR2 3.4.9.a.iv. MDR3 3.4.9.a.v. VC 3.4.9.a.vi. TC1 3.4.9.b. The predominant setback is determined by calculating the median front setback of existing principal buildings on the same side of the street as the subject property, and within 200 feet on either side of the subject property’s Lot Line as measured along the street line. DRAFT 5.0 DECEMBER 19, 672019 ARTICLE 155-3: GENERAL TO DISTRICTS 53

3.4.9.c. The following shall be excluded from the calculation of predominant setback: 3.4.9.c.i. Buildings located in a non-residential zoning district. 3.4.9.c.ii. Rear lots 3.4.9.d. If there are fewer than three qualifying principal buildings, the predominant setback shall not be used, and the front setback shall be that specified in the lot’s underlying district.

3.4.10 Neighborhood Conservation Districts: RESERVED

155-3.5 FRONTAGES

3.5.1 Lot Frontages 3.5.1.a. Lot lines abutting street rights-of-way are designated as primary frontages, as illustrated in “Figure 3.5.1 Primary Frontage Illustrated”.

3.5.2 Frontage occupation 3.5.2.a. Frontage occupation is regulated according to the underlying zoning district. Frontage Occupation standards apply to all Primary Frontages. The following elements shall be excluded from the Frontage Occupation calculation: 3.5.2.a.i. Pedestrianway; 3.5.2.a.ii. Pedestrian Forecourt; 3.5.2.a.iii. Required minimum setbacks; 3.5.2.a.iv. Required change in building plane in compliance with “Section 155-3.9.4.f”; and 3.5.2.a.v. Public Gathering Space.

3.5.3 Setbacks 3.5.3.a. Buildings shall be set back from lot lines according to the underlying zoning district.

3.5.4 Frontage Yards 3.5.4.a. Frontage yards shall be wholly open to the sky and unobstructed, except for permitted projections as specified in “Section 155-3.6 Projections”. 3.5.4.b. Frontage yard types shall be selected from “Table 3.5.1 Frontage Yard Types”. 3.5.4.b.i. Frontage yard types may differ at frontage breaks.

3.5.5 Landscaping in frontage yards is subject to the requirements of “Chapter 128 Shade Tree Requirements”.

3.5.6 Frontage yards are subject to the requirements of “Table 3.5.1 Frontage Yard Types” and the following: 3.5.6.a. The following structures and equipment are prohibited in frontage yards: 3.5.6.a.i. Pools, jacuzzis, spas, hot tubs, tennis courts, and their related enclosures, pumps, and equipment; 3.5.6.a.ii. Air conditioning compressors; 3.5.6.a.iii. Emergency generators; 3.5.6.a.iv. Dumpsters; 3.5.6.a.v. Parking structure ventilation; 3.5.6.a.vi. Drive-throughs; and 3.5.6.a.vii. Electrical transformers. 3.5.6.a.viii. Vehicular fueling device (gas pump, Electric Vehicle Charging Station)

3.5.7 Any portion of a primary frontage in MDR3, VC, RHR, and TC not occupied by buildings, driveways, forecourts or walkways shall be lined with a streetscreen as follows: 3.5.7.a. Streetscreens shall meet the fencing and wall standards for the frontage yard type and “155-3.7 Fences and Walls”. 3.5.7.b. Streetscreens shall be coplanar with the primary building facade or located further into the lot than the facade. DRAFT 5.0 DECEMBER 19, 2019 68 54 ARTICLE 155-3: GENERAL TO DISTRICTS

3.5.7.c. Parking and service areas may not be located between streetscreens and street.

3.5.8 Building entries: 3.5.8.a. Building entries in MDR, VC, RHR, and TC shall be provided at frontages as follows: 3.5.8.a.i. The primary building entrance shall be located along the primary frontage. 3.5.8.a.ii. One building entry shall be provided for every 60 feet of building facade, except for entirely residential buildings which shall provide a minimum one building entry every 80 feet of facade leading to a habitable space. 3.5.8.b. Design of building entries for mixed-use buildings shall differentiate entrances for residential and commercial uses. 3.5.8.c. Entries for multifamily buildings shall provide protection from the elements with canopies, marquees, recesses or roof overhangs.

FIGURE 3.5.1 PRIMARY FRONTAGE ILLUSTRATED

A. SINGLE FAMILY B. MIXED USE

Rear Rear Side Side

Primary Frontage Primary Frontage

TABLE 3.5.1 FRONTAGE YARD TYPES

A. COMMON YARD

ILLUSTRATION

Paving is limited to walkways and driveways and is recommended to be of pervious SURFACE material.

Minimum one per frontage connecting to a sidewalk, where possible, providing WALKWAYS access to building entry.

DRAFT 5.0 DECEMBER 19, 692019 ARTICLE 155-3: GENERAL TO DISTRICTS 55

B. FENCED YARD

ILLUSTRATION

Paving is limited to walkways and driveways and is recommended to be of pervious SURFACE material.

Minimum one per frontage connecting to a sidewalk, where possible, providing WALKWAYS access to building entry.

FENCING Permitted according to Section “155-3.7 Fences and Walls”.

C. SHALLOW YARD

ILLUSTRATION

Maximum setback of 12 feet. 50% minimum shall be landscaped in MDR1, MDR2, SURFACE and MDR3 and up to 100% may be paved in VC and TC.

WALKWAYS Minimum one per frontage providing access to building entries.

Frontage fencing is not permitted. Frontage facade, side, and rear fencing is per- FENCING mitted according to Section “155-3.7 Fences and Walls”.

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D. URBAN YARD

ILLUSTRATION

SURFACE Shall be paved at sidewalk grade, and trees in grates or tree pits.

WALKWAYS Shall be paved at sidewalk grade. Vegetation is permitted in raised containers.

Frontage fencing is not permitted. Frontage facade, side, and rear fencing is FENCING permitted according to Section “155-3.7 Fences and Walls”.

E. PEDESTRIAN FORECOURT

ILLUSTRATION

SURFACE Minimum 80% paving. Pervious paving is recommended.

Frontage fencing is not permitted. Frontage facade, side, and rear fencing is FENCING permitted according to Section “155-3.7 Fences and Walls”.

Forecourt: The court width shall be no less than the height of the tallest portion of AREA the building. The maximum court depth shall be two times its width.

ACTIVATION Shall be lined with habitable space on at least two sides.

DRAFT 5.0 DECEMBER 19, 712019 ARTICLE 155-3: GENERAL TO DISTRICTS 57

F. VEHICULAR FORECOURT

ILLUSTRATION

Driveway shall be paved at sidewalk grade. The remainder of front setback may be SURFACE paved or landscaped. Pervious paving is recommended.

A low frontage facade wall, a maximum 24 inches high, of either brick or stone is FENCING permitted.

AREA Forecourt: 4,200 sq. ft. maximum.

ACTIVATION Shall be lined with habitable space along vehicular forecourt.

G. FRONTAGE YARD TYPE SUMMARY LDR MDR VC TC COMMON YARD P P (1)

FENCED YARD P P (1)

SHALLOW YARD P P P URBAN YARD P (2) P P PEDESTRIAN FORECOURT P (2) P P VEHICULAR FORECOURT P

1. MDR1 and MDR2 Only 2. MDR3 Only

DRAFT 5.0 DECEMBER 19, 2019 72 58 ARTICLE 155-3: GENERAL TO DISTRICTS

TABLE 3.5.2 FACADE TYPES

A. PORCH

ENTRY GRADE Minimum 12 inches above grade.

• Required at the primary building entrance. • Shall be a minimum 6 feet in depth. • May project into front setbacks a maximum of 10 feet. • Shall not extend more then REQUIREMENTS 15 feet beyond the facade. • Shall be a minimum 50% of the width of the facade. • Porch openings shall be vertical in proportion. • Shall be a maximum of 10 feet in height.

B. STOOP

ENTRY GRADE Minimum 12 inches and a maximum of 36 inches above grade.

• A stoop is required at building entrances, projecting from the facade. • Wood is prohibited for stoop railings. REQUIREMENTS • Stoops and related structures may project into front setbacks up to 100% of their depth. • Minimum 48 inch depth.

C. COMMON ENTRY

ENTRY GRADE Minimum 12 inches and a maximum 24 inches above grade.

• A single collective entry to a multi-family lobby is required at the primary building entrance. REQUIREMENTS • Canopies and awnings are permitted to project into front setbacks up to 100% of their depth.

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D. ARCADE & COLONNADE

ENTRY GRADE At sidewalk grade.

• Where an arcade occurs, it is required along a minimum of 80% of the frontage. • Projections are permitted according to “155-3.6 Pro- REQUIREMENTS jections”. • Awnings are not permitted in galleries. • A minimum of 50% of the ground floor shall be glazing.

E. GALLERY

ENTRY GRADE At sidewalk grade.

• Where a gallery occurs, it is required along a minimum of 80% of the frontage. • Projections are permitted according to “155-3.6 Pro- REQUIREMENTS jections”. • Awnings are not permitted in galleries. • A minimum of 50% of the ground floor shall be glazing.

F. STOREFRONT

ENTRY GRADE At sidewalk grade.

• A storefront is required at the primary entrance of the tenant space. • A minimum of 50% of the REQUIREMENTS ground floor of a storefront shall be glazing. • See section “3.9.4 Store- fronts:” for additional storefront requirements.

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3.5.8.d. Residential building entries at grade are regulated as follows: 3.5.8.d.i. Single-Family residential buildings shall be raised above average sidewalk grade according to “Table 3.5.2 Facade Types”. 3.5.8.d.ii. Multi-family residential buildings shall be raised above average sidewalk grade according to “Table 3.5.2 Facade Types”. 3.5.8.d.iii. Mixed-use and non-residential building entries shall be at sidewalk grade.

3.5.9 Facade Types shall be as follows: 3.5.9.a. Facade types shall not apply to LDR, MDR1, BMV, BMMD, CAD-BV, MC, and I districts, except for: 3.5.9.a.i. Dwellings with a porch or stoop shall be required to conform to the applicable facade type requirements in “Table 3.5.2 Facade Types”. 3.5.9.b. Applicants shall select and specify facade types along frontages. 3.5.9.c. Facade types shall be selected from “Table 3.5.2 Facade Types”. 3.5.9.d. When selected, facade types apply to primary frontages. 3.5.9.e. Facade types may differ at frontage breaks.

155-3.6 PROJECTIONS

3.6.1 Projections are regulated according to the following. All projections into public rights-of-way shall provide a minimum vertical clearance of eight feet, unless otherwise specified, and shall follow clearance and sightline regulations according to public works.

3.6.2 Projections are permitted according to the following: 3.6.2.a. Roof overhangs, cornices, eaves, gutters, chimneys or windows may project up to 18 inches into the required setbacks. 3.6.2.b. Bay and bow windows may project up to three feet into the front and rear required setbacks and up to 18 inches into the required side setbacks. 3.6.2.c. Steps and canopies over entrances may project into the required setbacks up to four feet. The length along the supporting wall of a projecting canopy over an entrance may not exceed eight feet, or a maximum of two feet beyond the door opening, whichever is less. The canopy may also include up to two supporting columns. 3.6.2.d. Balconies are regulated as follows: 3.6.2.d.i. They may project into the front and rear setback up to three feet and into side setbacks up to 18 inches. 3.6.2.d.ii. They shall not occupy more than 40% of the length of the facade.

3.6.3 Porches. 3.6.3.a. On dwellings and multi-family buildings, an open porch may project into the required setback, according to “Table 3.5.2 Facade Types” and the following requirements: 3.6.3.a.i. Project into the required front and side setbacks as follows: 3.6.3.a.i.(1). Side and front porches may connect to form a continuous porch pursuant to this section. 3.6.3.a.ii. Steps from the porch may further project as follows: 3.6.3.a.ii.(1). Steps up to six feet wide may project up to an additional four feet into the front setback in LDR districts. 3.6.3.a.ii.(2). Steps shall not extend into the side setback further than the porch permitted under this section in all other districts. 3.6.3.a.iii. The porch shall not extend into required buffers. 3.6.3.a.iv. The porch may not be enclosed nor living space or balconies erected above. Porch enclosures shall be limited to traditional porch elements, such as railings, required by the Building Code. 3.6.3.a.v. Space beneath the porch may not be occupied. 3.6.3.a.vi. The additional impervious surface associated with the porch and steps need not be included in the calculations of the total allowable impervious

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surface, provided 100% of the direct volume of stormwater generated from the additional impervious surface will be recharged for a one-hundred-year storm event. 3.6.3.a.vii. In no case may the porch be located within two feet of any right-of-way. 3.6.3.b. Enclosure of existing porches 3.6.3.b.i. An existing ground-level porch located in a required rear or side setback may be enclosed, provided that: 3.6.3.b.i.(1). The existing porch and roof were lawful when built. 3.6.3.b.i.(2). An existing porch roof may be repaired or replaced but a roof shall not be constructed where one formerly did not exist. No porch shall extend beyond the existing porch or roof, whichever ground area covered is less. 3.6.3.b.ii. An existing ground-level porch installed after 11-19-2014, located in a required front or side setback cannot be enclosed.

FIGURE 3.6.1 AWNING CLEARANCE

rise run

3.6.4 Awnings 3.6.4.a. Awnings shall be dimensioned according to “Figure 3.6.1 Awning Clearance” and the following: 3.6.4.a.i. Awnings shall be a minimum of three feet deep. 3.6.4.a.ii. Awnings shall have a minimum vertical clearance of eight feet. 3.6.4.a.iii. Awnings shall be a maximum height of 15 feet above pavement and shall be below the cornice or frieze. 3.6.4.a.iv. Awnings may encroach into building setbacks and over sidewalks to within six feet of the curb. 3.6.4.a.v. Where awnings are within public rights-of-way, they shall meet Public Works clearance standards to allow utility access and must retract to allow utility access. 3.6.4.b. Awnings along storefronts shall attach to facades between the storefront display windows and transom windows, as per “Figure 3.6.1 Awning Clearance”, no less than 18 inches below the second floor window sills. 3.6.4.c. Awnings shall not have bottom panels, as per “Figure 3.6.1 Awning Clearance”. 3.6.4.d. Awnings shall be a minimum of 36 inches wide. 3.6.4.e. Where multiple awnings are installed on a single tenant facade, breaks between awnings shall not exceed 12 inches.

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3.6.4.f. Awnings shall be made of fire-resistant canvas. 3.6.4.g. Awnings may not be back-lit or internally illuminated. 3.6.4.h. Awnings may be externally illuminated. 3.6.4.i. Round, half domed, and plastic awnings are prohibited. 3.6.4.j. Awnings shall have a maximum slope of 1:3 rise over run. 3.6.4.k. Awnings shall not be used as signs except as permitted in “Article 9: Sign Standards”.

FIGURE 3.6.2 CANOPY CLEARANCE

3.6.5 Canopies 3.6.5.a. Canopies shall be dimensioned according to “Figure 3.6.2 Canopy Clearance” and the following: 3.6.5.a.i. Canopies shall be a minimum three feet deep. 3.6.5.a.ii. Canopies shall have a minimum vertical clearance of eight feet. 3.6.5.a.iii. Canopies shall be a maximum height of 15 feet above pavement and shall be below the cornice or frieze. 3.6.5.a.iv. Canopies may encroach into building setbacks and over sidewalks to within six feet of the curb. 3.6.5.a.v. Where canopies are within public rights-of-way, they shall meet Public Works clearance standards to allow utility access. 3.6.5.b. Canopies along storefronts should attach to facades between the storefront display windows and transom windows, as per “Figure 3.6.2 Canopy Clearance”, no less than 18 inches below the second floor window sills. 3.6.5.c. Canopies should be continuous across the entire width of tenant facades. 3.6.5.d. Canopies shall not be used as signs except as permitted in “Article 9: Sign Standards”.

3.6.6 Vestibules 3.6.6.a. Vestibules shall be permanent structures in compliance with the building code.

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155-3.7 FENCES AND WALLS

3.7.1 General 3.7.1.a. Fencing is regulated according to the location of the fence, including primary frontage fences, frontage facade fences, private lot line fences, and rear lot fences. Location and specification are additionally modified as follows: 3.7.1.a.i. At corner lots, the primary frontage fence designation extends up to the primary setback of the principal building, as illustrated in “Table 3.7.3 Fencing Terminology”. 3.7.1.a.ii. Primary frontage fences may be collectively referred to as frontage fences. 3.7.1.a.iii. At corner lots, fences shall follow the sight distance requirements. 3.7.1.b. Fences for swimming facilities shall adhere to the standards specified in the Pennsylvania Uniform Construction Code. 3.7.1.c. Fences and walls are prohibited within the floodway of the Schuylkill River. 3.7.1.d. All fences shall be properly anchored in accordance with the Pennsylvania Uniform Con- struction Code.

3.7.2 Fence and Wall Height shall meet the following requirements: 3.7.2.a. Fence and wall height is limited according to “Table 3.7.1 Fence Height”. Exceptions include: 3.7.2.a.i. Any portion of a frontage fence above 36 inches shall be at least 50% open. 3.7.2.a.ii. Fences and walls on properties adjacent to a railroad may exceed the maximum height, not to exceed eight feet along the railroad right-of-way. 3.7.2.b. Frontage fence height is measured from the existing grade at the location of the fence. 3.7.2.c. Private lot line fence and rear lot fence height is measured from the yard grade.

3.7.3 Fence and Wall Configuration shall meet the following requirements: 3.7.3.a. Frontage fences may be located at the right-of-way or setback from the right-of-way to permit landscaping. When erected at a right-of-way line, all of the fence and any of its supporting structures shall be contained within the lot. 3.7.3.b. All fences or walls erected along the primary frontage shall provide an operable gate or opening with a minimum width of 36 inches. There shall be a minimum of one operable gate or opening for each street frontage and at least one operable gate or opening for every 500 feet of fencing along a street. 3.7.3.c. Supporting members and posts shall be on the inside of the fence, and the smooth or flat/ finish faces on the outside. If both sides of the fence are finish sides with support posts screened, each face shall be of the same type and finish. 3.7.3.d. Wood frontage fences shall be painted or stained. 3.7.3.e. Wood frontage fences shall have slats between 3.5 inches and 5.5 inches, with a minimum spacing of 2.5 inches and a maximum of 5.5 inches. 3.7.3.f. Metal and iron fencing shall be black. 3.7.3.g. Fence material is regulated per frontage fence, to a maximum of one fence type.

3.7.4 Fence and Wall material is limited according to “Table 3.7.2 Fence Type by District” and is further regulated as follows: 3.7.4.a. The following fence and wall materials are permitted but not limited to: 3.7.4.a.i. Wood; 3.7.4.a.ii. Metal and iron; 3.7.4.a.iii. Stone, brick, and masonry; and 3.7.4.a.iv. Composite 3.7.4.b. The following fence and wall materials are specifically prohibited: 3.7.4.b.i. Electric, barbed wire, razor wire, hog wire, rolled wire, fence spikes or other types of hazardous fencing; 3.7.4.b.ii. Any wire smaller in size than 12 gauge and wire mesh fencing; 3.7.4.b.iii. Galvanized or painted metal wire fencing;

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3.7.4.b.iv. Vinyl and plastic fencing, except for deer fencing for the side and rear; and 3.7.4.b.v. Wood stockade and chain link fencing is prohibited as frontage and frontage facade fencing; 3.7.4.b.vi. Unfinished concrete masonry unit (cinder block).

3.7.5 Retaining walls. The height of retaining walls shall not exceed six feet within the setback and shall not exceed eight feet beyond the setback.

3.7.6 Should a sequence of retaining walls be required, they shall be spaced at minimum intervals as specified in their underlying districts. Retaining walls shall be spaced at minimum intervals of 10 feet, except in LDR districts.

3.7.7 Ball netting when associated with an athletic field or outdoor sports court is not considered a fence. Ball netting shall be screened with landscape material capable of providing a sufficient screen up to 15 to 20 feet in height. The landscape screen shall be located between the ball netting and the right of way.

3.7.8 When the Board of Commissioners finds that a significant need is met by the erection of the fence, the Board of Commissioners may approve a higher fence when such a fence is requested in conjunction with the approval of a development plan.

TABLE 3.7.1 FENCE HEIGHT

MC, BMMD, FENCE LOCATION LDR MDR VC TC I LI RHR, BMV, CAD

FRONTAGE 4 ft. 4 ft. N/A N/A 4 ft. 4 ft. 4 ft. FRONTAGE FACADE 6 ft. 6 ft. 6 ft. 6 ft. 8 ft. 8 ft. 6 ft. SIDE 6 ft. 6 ft. 6 ft. 6 ft. 8 ft. 8 ft. 6 ft. REAR 6 ft. 6 ft. 6 ft. 6 ft. 8 ft. 8 ft. 6 ft.

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TABLE 3.7.2 FENCE TYPE BY DISTRICT

MC & RHR & FENCE TYPE LDR MDR VC TC I LI BMV BMMD CAD MASONRY WALL

PPPPPPPPP

PICKET FENCE

WROUGHT IRON FENCE

PPPPPPPPP

IRON FENCE WITH MASONRY BASE

PPPPPPPPP

WOOD PRIVACY FENCE

PPPPPP

CHAIN LINK

PP PP

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TABLE 3.7.3 FENCING TERMINOLOGY

A. FRONTAGE FENCING B. FRONTAGE FACADE FENCING

Any fencing located in the front yard setback

C. SIDE FENCING D. REAR FENCING

Any fencing located Any fencing located in the side yard setback in the rear yard setback

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155-3.8 REGULATIONS FOR SPECIFIC BUILDINGS

3.8.1 Rowhouse [Townhouses]: 3.8.1.a. A maximum of eight individual rowhouses can be attached or the length of the rowhouse building shall not exceed 160 feet before a minimum 20-foot separation is provided. 3.8.1.b. Where rowhouses occupy a common site, each rowhouse with an entrance towards a frontage shall have a walkway connecting the sidewalk to the rowhouse entrance. 3.8.1.c. Rowhouses shall have a primary front facade facing onto a public or private street.

3.8.2 Detached Garages for rowhouses and multi-family buildings: 3.8.2.a. If detached garages are built, each garage shall be entirely separated from the principal building and shall be located according to “155-8.4 Parking Location”. 3.8.2.b. The maximum building length of detached garages shall be 100 feet. Detached garages on single lots shall be separated by a minimum of 10 feet, and according to the underlying zoning district. 3.8.2.c. Storage Garages on a multi-family lot may be authorized as a Special Exception, subject to the following regulations: 3.8.2.c.i. The garages shall not be visible from any street frontages.

3.8.3 Multi-family buildings and outer courts: 3.8.3.a. The greatest dimension in length or depth of a multi-family building, shall not exceed 50 feet without a change in building plane of at least four feet. Exceptions include: 3.8.3.a.i. Multi-family buildings enclosing two or more outer courts, on at least three sides. 3.8.3.b. The minimum width of an outer court shall be as follows: 3.8.3.b.i. 40 feet if the average height of the surrounding walls is 3 stories. 3.8.3.b.ii. 50 feet if the average height of the surrounding walls is 4 stories. 3.8.3.b.iii. 60 feet if the average height of the surrounding walls is 5 stories. 3.8.3.c. The maximum depth of an outer court shall not exceed two times the court’s width.

155-3.9 ARCHITECTURE STANDARDS

3.9.1 Intent. 3.9.1.a. Architecture standards shall serve to support the visual character of the Township that is representative of its longstanding emphasis on beauty and cultural history and as well for energy conservation, and resilient design. The Township’s historic buildings set the example for massing, scale, material quality, and styles. 3.9.1.b. Building massing and architectural expression shall relate to public and open space, with attention to sidewalk pedestrian experiences, long views, terminations of axial vistas, intersections of public space, ground plane changes and the skyline silhouette. A new Building shall respect the integrity of the existing buildings of its District setting through consistency in location on the lot, scale and materials. In historic settings, architectural design shall maintain established building scale, proportions, and style, and architectural features shall be utilized to reduce new building mass and bulk that contrasts with the surrounding building scale.

3.9.2 Applicability 3.9.2.a. The architectural standards shall apply to new construction in all districts and all buildings and structures in the Historic Resource Overlay District. 3.9.2.b. The architectural standards shall apply to changes to the exterior of all existing buildings and structures visible from the public way.

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3.9.3 Exterior wall materials, including building, streetscreens and garden walls and fences, windows and doors, shall be of a quality that ensures longevity and resilience. Additionally, the following regulations apply: 3.9.3.a. In LDR, MDR, VC,TC, LI, RHR, CAD, and I Districts: exterior wall materials of new construction shall only include native stone, cast stone, brick, stucco over masonry, wood, cementitious board, metal or glass. Vinyl Siding is permitted in LDR and MDR districts. 3.9.3.a.i. Building walls shall minimize variety and number of exterior materials shall be limited to four, not including glass. 3.9.3.a.ii. Materials shall change along a horizontal or vertical joint and the change shall correspond to a change in the plane of the wall. 3.9.3.a.iii. Materials that change along a vertical line shall reflect a building rhythm such as a historic building or storefront or narrow property width. 3.9.3.a.iv. Materials that change along a horizontal line should place the heavier material below the lighter. 3.9.3.b. Windows shall not be flush mounted and shall be inset from the exterior wall a minimum of three inches. 3.9.3.c. Roof materials shall be of a quality that ensures longevity and resilience. When used, sloped roofs shall consist of slate (natural or synthetic), clay tile, concrete tile, shingle (wood, fiberglass or asphalt composition), and metal standing seam.

3.9.4 Storefronts: 3.9.4.a. Storefronts shall comply with the facade Type requirements in “Table 3.5.2 Facade Types”, which includes the requirement for a minimum of 50% of the ground floor frontage to be glazed. 3.9.4.b. Additionally, Storefront elements such as windows, doors, signage, awnings, and lighting shall be designed as a unified composition, and shall be made of masonry, wood, metal or glass. 3.9.4.c. First floor storefront facades shall have a minimum glazing according to storefronts in “Table 3.5.2 Facade Types” as measured between the floor and the ceiling, including the glass area of the front door. 3.9.4.d. Storefront glass shall be clear with no more than 10% tinting; reflective, bronze, smoked, heavily tinted or black glass shall be prohibited. 3.9.4.e. Storefront paint shall be high-gloss.

FIGURE 3.9.1 STOREFRONT CONFIGURATION

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3.9.4.f. In VC and TC districts: 3.9.4.f.i. Storefront facades shall have a minimum 12-inch and maximum 42-inch high solid bulkhead at sidewalks. See “Figure 3.9.1 Storefront Configuration”. Building walls with window and door areas less than 25% of the wall area, including exposed party walls, shall be designed as a Façade with details such as masonry courses, mouldings, and blank windows. 3.9.4.f.ii. The greatest dimension in length or depth of a mixed-use building shall not exceed 50 feet without a change in building plane of a least four feet. The change in building plan may exceed the maximum setback requirement by up to four feet. 3.9.4.g. Crawl spaces and basements are regulated as follows: 3.9.4.g.i. In LDR and MDR districts: Crawl spaces and basements shall be enclosed or screened with maximum 30% transparency. 3.9.4.g.ii. In VC, TC & I districts: Crawl spaces and basements shall be enclosed or screened with maximum 30% transparency on all sides, and may allow pedestrian entry from the rear or interior side.

3.9.5 Reflective surfaces that can create glare excluding glass, solar panels, and low-sloped roof applications, shall not be permitted.

3.9.6 Variation in the architecture standards required in each district may be granted by the Board of Commissioners by Conditional Use where it is demonstrated that: 3.9.6.a. The structural integrity of an existing building will be compromised by adherence to those standards. 3.9.6.b. Application of the standards to an existing building would be so at variance to the design of the structure as to defeat the intent of this section or would not be economically feasible.

155-3.10 LANDSCAPE STANDARDS

3.10.1 Intent. Landscape, and open space shall serve to: benefit environmental well-being, including ecological and natural systems connectivity, heat-island control, stormwater management and runoff; reduce visual impacts of development on abutting properties and surrounding neighborhoods; provide amenable exterior spaces for human use, including naturalistic or formally defined outdoor rooms and sequences; and, support the intentions of architectural and urban design character, massing and spatial sequence.

3.10.2 Landscape buffer standards shall be as established in the Township Code, Chapter 101.

3.10.3 Landscape buffers shall in the opinion of the Director of Building & Planning, provide a sustainable filtered visual screen that will mature up to a height of at least six feet. Pedestrian access through buffer shall not be limited. Buffers shall be as established in the Township Code, Chapter 101.

3.10.4 Landscape buffers shall be as required in the underlying district. Additionally the following regulations apply: 3.10.4.a. Where required, landscape buffers shall be used for no other purpose than planting and screening, with the exception of pedestrian pathways and shall conform to the landscape buffer requirements in Chapter 101. 3.10.4.b. Access through buffer areas: 3.10.4.b.i. There shall be no more than one vehicular entrance and one vehicular exit from each lot to any street; 3.10.4.b.ii. A pedestrian accessway up to six feet in width may be provided through a buffer area to improve connectivity; 3.10.4.b.iii. Additional entrances and exits in the buffer area may be permitted when authorized as a conditional use.

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3.10.5 Greening standards in Subdivision & Land Development Code Section 135-41.4 shall apply in TC, VC, BMV, RHR, and CAD Districts.

3.10.6 Shade tree standards in Subdivision & Land Development Code Section 135-30 shall apply in all districts, unless otherwise specified in the underlying district.

155-3.11 AMBIENCE STANDARDS

3.11.1 Noise and lighting regulations shall be as established in the Township Code, Chapter 105.

3.11.2 Lighting of building and open spaces shall be compatible with street lighting of abutting streets. Outdoor lighting shall be designed, installed and operated to prevent glare and excessive brightness from view of on abutting and nearby properties.

3.11.3 Height of lighting sources for walkways, driveways and surface parking areas shall not exceed 12 feet above surrounding/finished grade, unless it can be demonstrated that taller lighting would not increase light spillage or glare onto adjacent properties.

3.11.4 Lighting sources for parking garage roof top decks shall be shielded to protect adjacent streets and properties from light glare. Interior light sources within footprints along the perimeter of garages shall not be visible from surrounding streets and properties.

155-3.12 SPORTING AND PHYSICAL RECREATION AREAS

3.12.1 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.

3.12.2 Artificial turf playing fields are regulated as follows: 3.12.2.a. 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. 3.12.2.b. They shall not be considered as impervious surface if the artificial field is designed to be permeable and the applicant can demonstrate that the stormwater runoff coefficient of the artificial playing surface is less than or equal to grass and the drainage system is maintained to continue this runoff coefficient in the opinion of the Township Engineer.

155-3.13 ZONING RELIEF

3.13.1 Narrow Lot Development 3.13.1.a. In any residential subdivision made under the provisions of Chapter 135 of the Code of the Township of Lower Merion or with respect to any presently existing residentially zoned lot, the Board of Commissioners may authorize the creation of narrow lots as a conditional use subject to the following regulations: 3.13.1.a.i. The minimum lot width of the lot at the building line shall be the minimum lot width required at the street line for lots in the zoning district in which the lot is located. Minimum lot width shall be measured parallel to the street at the point of the proposed building closest to the street and shall extend the full depth of the building, plus an additional 25 feet. 3.13.1.a.ii. An applicant shall not be permitted to increase the number of conforming lots permitted in a subdivision through the use of narrow lots. 3.13.1.a.iii. Every narrow lot shall include at least 20 continuous feet along the street line, and such connection to the street shall extend at no less than that width to the point at which the narrow lot reaches the lot width required by the zoning district in which the lot is located. The area between the street line and the point at which the narrow lot reaches the required lot width shall

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be capable of providing driveway and utility access to the lot (i.e., shall not be blocked by natural barriers, such as lakes, or slopes in excess of 25%) and shall not be excessively irregular in shape. 3.13.1.a.iv. In calculating the lot area of a narrow lot, the area between the street line and a line drawn radial to the point where the lot attains the minimum lot width required in its zoning district shall not be included in applying the requirements of this chapter, except those requirements relating to impervious surfaces. 3.13.1.a.v. The Board of Commissioners has the right to designate which of the required setbacks shall be the front setback for narrow lots. 3.13.1.a.vi. In all cases, any narrow lot approved by conditional use shall connect to the adjacent sanitary sewer, when and if it is installed.

3.13.2 Impervious Surface & Expansion 3.13.2.a. In the interest of public health, safety and welfare, the provisions of this section and the impervious surface regulations, in general, are intended: 3.13.2.a.i. To minimize stormwater runoff, street flooding and stream bank and soil erosion caused by the conversion of undeveloped, porous surfaces to impermeable ground cover. 3.13.2.a.ii. To maximize groundwater recharge and maintain the base flow of streams and watercourses, thereby ensuring both the quantity and quality of ground- waters and surface waters. 3.13.2.a.iii. To protect the Township from development which may cause a subsequent expenditure for public works and disaster relief affecting the well-being of the Township and its residents. 3.13.2.a.iv. To protect the residents from property damage and personal injury due to runoff, flooding and erosion attributable to nearby development. 3.13.2.a.v. To regulate erosion and sedimentation impacts and the alteration of natural drainage patterns, aggravating flooding both in the immediate area and in downstream areas. 3.13.2.a.vi. To relate the intensity of development to the ability of the natural and man- made environment to support it. 3.13.2.b. Total impervious surface shall not exceed that shown in the underlying districts. Relief from maximum impervious surface requirements may only be sought according to the regulations in this section. 3.13.2.c. The impervious surface on any lot in an LDR or MDR1 district used exclusively as a dwelling may exceed the maximum permitted in the underlying zoning district by an additional 5% of the lot area or 1,500 square feet, whichever is less, provided all of the following requirements are met: 3.13.2.c.i. The additional 5% impervious surface shall not be permitted on any lot where a new principal building has been constructed within the prior 10 years, or where, during that same period, an addition has been added to the principal building following the removal of more than 75% of its building area. 3.13.2.c.ii. 100% of the direct volume of stormwater runoff from all impervious surface exceeding what is permitted in the underlying zoning district shall be recharged for a 100-year storm event. 3.13.2.c.iii. The design and location of the recharge system shall be approved by the Township Engineer. The Township Engineer may require that a percolation test be submitted with the permit application showing rates sufficient to empty the system within 24 hours. Construction may not disturb steep slopes, woodlands or any area within the dripline of trees greater than 15 inches dbh. Disturbance of trees between six inches and 15 inches dbh is prohibited if an alternative location for the recharge system is feasible. Every tree greater than six inches dbh that is removed shall be replaced on the lot in accordance with “Table 7.5.1 Tree Replacement” and the replacement

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trees shall be selected from the list of recommended trees set forth in section A177-1, or comparable tree approved by the Township Arborist. If the lot cannot accommodate all of the additional trees, the excess trees shall be planted on publicly owned land after receiving approval from the public entity having ownership. 3.13.2.c.iv. The expansion shall only be permitted if site conditions allow for on-site recharge, 3.13.2.c.v. A covenant running with the land shall be recorded requiring the property owner to maintain the recharge basin at all times so that it will operate as designed. 3.13.2.c.vi. The property owner shall provide to the Township a certification from a qualified engineer every two years that the stormwater management system required by this section has been inspected and is functioning as designed. 3.13.2.d. The impervious surface on any lot within the Historic Resource Overlay District may exceed the maximum permitted, subject to the regulations in section 7.1.8 and ”155-4.4 Institutional Districts”. 3.13.2.e. The impervious surface within Special Districts may exceed the maximum permitted, subject to the regulations in “Article 6: Special Districts”.

3.13.2.f. For the purpose of determining the amount of impervious surface on a lot served by a common driveway with a length greater than 100 feet, the total impervious surface of that common driveway shall be allocated evenly among the lots served, unless it is otherwise allocated in a recorded covenant approved by the Township and binding on the properties affected, in which case such recorded allocation shall control. Shared driveways less than 100 feet in length shall not count towards impervious coverage for the portion that is shared and shall not be greater than the maximum permitted driveway width in Article 8.

3.13.2.g. The following shall not be considered as impervious surface, except in the IC3 and IE3 Districts: 3.13.2.g.i. Wood decks less than 200 square feet if constructed with a space between each plank and if the deck is constructed over a pervious surface. Once the deck exceeds 200 square feet one half of the entire deck area shall be considered impervious surface. 3.13.2.g.ii. Pathways six feet or less in width that employ a porous paving system and which are not intended for automobile use.

155-3.14 SERVICE AND TRASH AREA STANDARDS

3.14.1 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 façade, 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]. 3.14.1.a. 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. 3.14.1.b. The design shall be incorporated into the required landscaping plan approved by the Township.

3.14.2 Air-conditioning equipment (excluding self-contained window air-conditioning units) and generators shall not be placed in the required front and rear setback, except that such equipment may be placed in the required front or rear setback when authorized as a special exception.

DRAFT 5.0 DECEMBER 19, 872019 ARTICLE 4: DISTRICT SPECIFIC STANDARDS

88 74 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

INTENTIONALLY BLANK

DRAFT 5.0 DECEMBER 19, 892019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 75

155-4.1 RESIDENTIAL - LDR

4.1.1 The LDR District is a low-density, single-family residential district, intended to preserve the existing character of its open spaces and architecture.

4.1.2 Lot Occupation: 4.1.2.a. Lots shall comply with lot occupation standards in “Section 155-3.4 Lot Occupation”. 4.1.2.b. A Building shall be located in relation to the property line except when abutting a street. The setback shall be measured from the edge of public right-of-way, with setbacks as shown in “Table 4.1 LDR Form Standards”.

4.1.3 Building Configuration shall be according to “Table 4.1 LDR Form Standards” and the following: 4.1.3.a. Projections shall be allowed as specified in “Section 155-3.6 Projections”. 4.1.3.b. Building Height shall be as specified in “Section 155-3.3 Building Height” and shall be as shown in “Table 4.1 LDR Form Standards”. 4.1.3.b.i. In determining the mean level of the ground or the lowest level of the ground surrounding the building, the following may be excluded: openings in the foundation wall which provide for ingress and egress and/or light and air and which do not total more than eight feet in length. 4.1.3.c. Chimneys and up to one cupola, finial or similar projection may be allowed to exceed maximum Building Height up to an additional ten feet. 4.1.3.d. For a building with a low sloped roof the height is limited to two stories and 28 feet maximum. For buildings with a steep sloped roof, roof pitch greater than 5:12 up to and including 12:12, the maximum height is three stories and 35 feet maximum.

4.1.4 Use regulations and standards shall be according to “Article 5: Uses”. 4.1.4.a. In the LDR districts, only one principal use and one principal building shall be permitted on a lot.

4.1.5 Fences and Walls shall be according to “Section 155-3.7 Fences and Walls” and the following: 4.1.5.a. Fence type shall regulated by district and as specified in “Table 3.7.2 Fence Type by District”. 4.1.5.b. Fence Height shall be according to “Table 3.7.1 Fence Height”. 4.1.5.c. The Height of Retaining Walls shall be according to “Section 155-3.7 Fences and Walls”.

4.1.6 Access and Parking shall be according to “Article 8: Parking Standards”.

4.1.7 Architecture Standards shall be according to “Section 155-3.9 Architecture Standards”.

4.1.8 Signs shall be according to “Article 9: Sign Standards”.

4.1.9 Landscape buffers shall comply with “Section 155-3.10 Landscape Standards”.

4.1.10 Ambience standards shall be according to “Section 155-3.11 Ambience Standards”.

DRAFT 5.0 DECEMBER 19, 2019 90 76 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.1 LDR FORM STANDARDS

TABLE 4.1.1 LDR1 DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 200 ft. min. 1 Garage location shall be according to “Section 155-8.4 Parking Location” Lot Area 90,000 sq. ft. min. 2 Refer to “Section 3.4.6” Impervious Surface 20% max.

(1) 3 A max. 40 ft. if the required setbacks (rear & side) are Setbacks (see “Section 155-3.5 Frontages”) increased 5 ft. for every 1 ft. height increase above 35 ft. Principal Building (feet) 4 Refer to “Section 4.1.3.d” B Front 100 ft. min. PB Principal Building C Side 20 ft. min. D Rear 25 ft. min. Accessory Buildings & Structures (feet) (2) E Front (measured from rear of PB) 20 ft. min. F Front Corner 100 ft. min. G Side 10 ft. min. H Rear 10 ft. min. Building Height (max.) (see “Section 155-3.3 Building Height”) I Principal Building (3) (4) 2-3 stories up to 35 ft. Accessory Building 2 stories up to 20 ft. (2) Accessory Structure 1 story up to 15 ft. Frontage Yard Types (see “Section 155-3.5 Frontages”) Common Yard Permitted Fenced Yard Permitted Shallow Yard Not Permitted Urban Yard Not Permitted Pedestrian Forecourt Not Permitted Vehicular Forecourt Not Permitted Facade Types (see “Section 155-3.5.9”) Parking (see “Article 8: Parking Standards”)

DRAFT 5.0 DECEMBER 19, 912019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 77

FIGURE 4.1.1 LDR1 FORM ILLUSTRATION

  key plan  

 

right-of-way private lot public sidewalk  

street street



Setbacks







Single-Family LDR1  height

DRAFT 5.0 DECEMBER 19, 2019 92 78 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.1.2 LDR2 DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 150 ft. min. 1 Garage location shall be according to “Section 155-8.4 Parking Location” Lot Area 45,000 sq. ft. min. 2 Refer to “Section 3.4.6” Impervious Surface 21% max.

(1) 3 A max. 40 ft. if the required setbacks (rear & side) are Setbacks (see “Section 155-3.5 Frontages”) increased 5 ft. for every 1 ft. height increase above 35 ft. Principal Building (feet) 4 Refer to “Section 4.1.3.d” B Front 50 ft. min. PB Principal Building C Side 20 ft. min. D Rear 25 ft. min. Accessory Buildings & Structures (feet) (2) E Front (measured from rear of PB) 20 ft. min. F Front Corner 50 ft. min. G Side 10 ft. min. H Rear 10 ft. min. Building Height (max.) (see “Section 155-3.3 Building Height”) I Principal Building (3) (4) 2-3 stories up to 35 ft. Accessory Building 2 stories up to 20 ft. (2) Accessory Structure 1 story up to 15 ft. Frontage Yard Types (see “Section 155-3.5 Frontages”) Common Yard Permitted Fenced Yard Permitted Shallow Yard Not Permitted Urban Yard Not Permitted Pedestrian Forecourt Not Permitted Vehicular Forecourt Not Permitted Facade Types (see “Section 155-3.5.9”) Parking (see “Article 8: Parking Standards”)

DRAFT 5.0 DECEMBER 19, 932019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 79

FIGURE 4.1.2 LDR2 FORM ILLUSTRATION

key plan    



 right-of-way private lot public sidewalk  street street 



Setbacks







Single-Family LDR2  height

DRAFT 5.0 DECEMBER 19, 2019 94 80 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.1.3 LDR3 DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 100 ft. min. 1 Garage location shall be according to “Section 155-8.4 Parking Location” Lot Area 15,000 sq. ft. min. 2 Refer to “Section 3.4.6” Impervious Surface 28% max. 3 Refer to “Section 4.1.3.d” Setbacks (see “Section 155-3.5 Frontages”) (1) PB Principal Building Principal Building (feet) B Front 40 ft. min. C Side 15 ft. min. D Rear 25 ft. min. Accessory Buildings & Structures (feet) (2) E Front (measured from rear of PB) 20 ft. min. F Front Corner 40 ft. min. G Side 5 ft. min. H Rear 5 ft. min. Building Height (max.) (see“Section 155-3.3 Building Height”) I Principal Building 2-3 stories up to 35 ft. (3) Accessory Building 2 stories up to 20 ft. (2) Accessory Structure 1 story up to 15 ft. Frontage Yard Types (see “Section 155-3.5 Frontages”) Common Yard Permitted Fenced Yard Permitted Shallow Yard Not Permitted Urban Yard Not Permitted Pedestrian Forecourt Not Permitted Vehicular Forecourt Not Permitted Facade Types (see “Section 155-3.5 Frontages”) Parking (see “Article 8: Parking Standards”)

DRAFT 5.0 DECEMBER 19, 952019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 81

FIGURE 4.1.3 LDR3 FORM ILLUSTRATION

key plan    



right-of-way 

private lot public sidewalk

 street street 



Setbacks







Single-Family LDR3  height

DRAFT 5.0 DECEMBER 19, 2019 96 82 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.1.4 LDR4 DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 60 ft. min. Garage location shall be according to “Section 155-8.4 1 Parking Location” Lot Area 7,500 sq. ft. min. 2 Refer to “Section 3.4.6” Impervious Surface 45% max. 3 Refer to “Section 4.1.3.d” Setbacks (see “Section 155-3.5 Frontages”) (1) See “Section 155-3.4.9 Predominant Setback”. Where the Principal Building (feet) 4 Predominant Setback does not apply, the front setback B Front Predominant Setback (4) shall be a minimum of 25 ft. C Side 10 ft. min. PB Principal Building D Rear 25 ft. min. Accessory Buildings & Structures (feet) (2) E Front (measured from rear of PB) 20 ft. min. F Front Corner 25 ft. min. G Side 5 ft. min. H Rear 5 ft. min. Building Height (max.) (see “Section 155-3.3 Building Height”) I Principal Building 2-3 stories up to 35 ft. (3) Accessory Building 2 stories up to 20 ft. (2) Accessory Structure 1 story up to 15 ft. Frontage Yard Types (see “Section 155-3.5 Frontages”) Common Yard Permitted Fenced Yard Permitted Shallow Yard Not Permitted Urban Yard Not Permitted Pedestrian Forecourt Not Permitted Vehicular Forecourt Not Permitted Facade Types (see “Section 155-3.5.9 Frontages”) Parking (see “Article 8: Parking Standards”)

DRAFT 5.0 DECEMBER 19, 972019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 83

FIGURE 4.1.4 LDR4 FORM ILLUSTRATION

key plan      right-of-way  private lot public sidewalk  street  street



Setbacks







Single-Family LDR4  height

DRAFT 5.0 DECEMBER 19, 2019 98 84 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

155-4.2 RESIDENTIAL - MDR

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

4.2.2 Lot Occupation: 4.2.2.a. Lots shall comply with standards in “Section 155-3.4 Lot Occupation”. 4.2.2.b. A Building shall be located in relation to the property line except when abutting a street. The setback shall be measured from the edge of public right-of-way, with setbacks as shown in “Table 4.2 MDR Form Standards”.

4.2.3 Building Configuration shall be according to “Table 4.2 MDR Form Standards” and the following: 4.2.3.a. Projections shall be allowed as specified in “Section 155-3.6 Projections” . 4.2.3.b. Building Height shall be as specified in “Section 155-3.3 Building Height” and shall be as shown in “Table 4.2 MDR Form Standards”. 4.2.3.b.i. In determining the mean level of the ground or the lowest level of the ground surrounding the building, the following may be excluded: openings in the foundation wall which provide for ingress and egress and/or light and air; openings up to 25 feet in length providing access to required underground parking spaces; openings required to comply with the building exit provisions in the building and fire code; and, openings required for ventilation wells or shafts to comply with the mechanical code. 4.2.3.c. Chimneys, enclosed stairwells, roofed and unenclosed roof terraces and roof trellises, and uninhabitable ornamental building features, may be allowed to exceed maximum building height up to an additional 10 feet, and occupy a maximum 20 percent of roof area. 4.2.3.d. In the MDR1 District, building height shall be regulated as follows: 4.2.3.d.i. For a building with low sloped roof, the height is limited to two stories and 28 feet maximum. 4.2.3.d.ii. For a building with a steep sloped roof, roof pitch greater than 5:12 up to and including 12:12, the maximum height is three stories and 35 feet.

4.2.4 Use regulations and standards shall be according to “Article 5: Uses”. 4.2.4.a. In MDR1, only one principal use and one principal building shall be permitted on a lot.

4.2.5 Fences and Walls shall be according to “Section 155-3.7 Fences and Walls” and the following: 4.2.5.a. Fence type shall be regulated by district and as specified in “Table 3.7.2 Fence Type by District”. 4.2.5.b. Fence Height shall be according to “Table 3.7.1 Fence Height”. 4.2.5.c. The Height of Retaining Walls shall be according to “Section 155-3.7 Fences and Walls”.

4.2.6 Access and Parking shall be according to “Article 8: Parking Standards”.

4.2.7 Architecture Standards: 4.2.7.a. Buildings shall demonstrate compliance with the architectural standards in “Section 155- 3.9 Architecture Standards”. 4.2.7.b. Parking structure: 4.2.7.b.i. The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure’s Facade. 4.2.7.b.ii. That part of a parking garage that is not concealed behind a Liner shall have a Façade that conceals all internal elements such as plumbing pipes, fans, and ducts. 4.2.7.b.iii. Exposed concrete spandrel panels shall be prohibited when visible from a public way.

DRAFT 5.0 DECEMBER 19, 992019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 85

4.2.8 Signs shall be according to “Article 9: Sign Standards”.

4.2.9 Landscape buffers shall comply with “Section 155-3.10 Landscape Standards”.

4.2.10 Ambience Standards: 4.2.10.a. Noise and lighting regulations shall be according to “Section 155-3.11 Ambience Stan- dards”.

DRAFT 5.0 DECEMBER 19, 2019 100 86 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.2 MDR FORM STANDARDS

TABLE 4.2.1 MDR1 DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 60 ft. min. (SF, DU) Where a Lot abuts a property zoned LDR, the side setback 1 for the lot shall be that required of the abutting lot’s district. 35 ft. min. per unit (TW) Garage location shall be according to “Section 155-8.4 Lot Area 4,000 sq. ft. min. 2 Parking Location” Impervious Surface 50% max. See “Section 155-3.4.9 Predominant Setback”. Where the Frontage Occupation 60% min. 3 Predominant Setback does not apply, the front setback Setbacks (see “Section 155-3.5 Frontages”) (1) (2) shall be a minimum of 10 ft and a maximum of 20 ft.

Principal Building (feet) Zero-foot side setback only applies where there is a 4 B Front Predominant Setback (3) shared party wall.

(4) C Side 0 or 10 min. 5 Refer to “Section 3.4.6” D Rear 25 ft. min. 6 Refer to “Section 4.2.3.e” Accessory Buildings & Structures (feet) (5) PB Principal Building E Front (measured from rear of PB) 20 ft. min. SF Single-family F Front Corner 10 ft. min. TW Twin G Side 0 or 5 ft. min. (4) DU Duplex H Rear 5 ft. min. Building Height (max.) (see “Section 155-3.3 Building Height”) I Principal Building 2-3 stories up to 35 ft. (6) Accessory Building 2 stories up to 20 ft. Accessory Structure 1 story up to 15 ft. Frontage Yard Types (see “Section 155-3.5 Frontages”) Common Yard Permitted Fenced Yard Permitted Shallow Yard Permitted Urban Yard Not Permitted Pedestrian Forecourt Not Permitted Vehicular Forecourt Not Permitted Facade Types (see “Section 155-3.5 Frontages”) Parking (see “Article 8: Parking Standards”)

DRAFT 5.0 DECEMBER 19, 1012019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 87

FIGURE 4.2.1 MDR1 FORM ILLUSTRATION

key plan      right-of-way private lot public sidewalk  street  



Setbacks







Twin MDR1  height

DRAFT 5.0 DECEMBER 19, 2019 102 88 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.2.2 MDR2 DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Facade Types (see “Section 155-3.5 Frontages”) A Lot Width 50 ft. (SF, DU) Porch Permitted 20 ft. per unit (RH) Stoop Permitted 30 ft. (TW) Common Entry Permitted 60 ft. (QU) Arcade / Colonnade Not Permitted 100 ft. (SMF) Gallery Not Permitted Lot Area 3,000 sq. ft. min. (SF) Storefront Not Permitted 2,000 sq. ft. min. per unit Parking (see “Article 8: Parking Standards”) (TW, DU, QU, RH, SMF) Impervious Surface 50% max. (SF, TW, DU, QU) 60% max. (RH, SMF) Frontage Occupation 60% min.

Setbacks (see “Section 155-3.5 Frontages”) (1) (2) Notes Principal Building (feet) Where a Lot abuts a property zoned LDR or MDR, the B Front Predominant Setback (3) 1 side setback for the lot shall be that required of the abutting lot’s district. C Side 0 or 10 ft. min. (4) Garage location shall be according to “Section 155-8.4 D Rear 25 ft. min. 2 Parking Location” Accessory Buildings & Structures (feet) (5) See “Section 155-3.4.9 Predominant Setback”. Where the E Front (measured from rear of PB) 20 ft. min. 3 Predominant Setback does not apply, the front setback F Front Corner 10 ft. min. shall be a minimum of 10 ft and a maximum of 20 ft. Zero-foot side setback only applies where there is a G Side 5 ft. min. 4 shared party wall. H Rear 5 ft. min. Building Height (max.) (see “Section 155-3.3 Building Height”) 5 Refer to “Section 3.4.6” I Principal Building 3 stories up to 40 ft. PB Principal Building Accessory Building 2 stories up to 20 ft. SF Single-family Accessory Structure 1 story up to 15 ft. DU Duplex Frontage Yard Types (see “Section 155-3.5 Frontages”) QU Quad Common Yard Permitted TW Twin Fenced Yard Permitted SMF Small Multi-family Shallow Yard Permitted RH Rowhouse Urban Yard Not Permitted Pedestrian Forecourt Not Permitted Vehicular Forecourt Not Permitted

DRAFT 5.0 DECEMBER 19, 1032019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 89

FIGURE 4.2.2 MDR2 FORM ILLUSTRATION

key plan      right-of-way

private lot public sidewalk 

street  



Setbacks







Small Multi-Family MDR2  height

DRAFT 5.0 DECEMBER 19, 2019 104 90 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.2.3 MDR3 DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Facade Types (see “Section 155-3.5 Frontages”) A Lot Width 50 ft. (SF) Porch Permitted 20 ft. per unit (RH) Stoop Permitted 30 ft. per unit (TW, DU) Common Entry Permitted 60 ft. (QU) Arcade / Colonnade Not Permitted 100 ft. (SMF, LMF) Gallery Not Permitted Lot Area (per unit) 3,000 sq. ft. min. (SF) Storefront Not Permitted 2,000 sq. ft. min. per unit Parking (see “Article 8: Parking Standards”) (TW, DU, QU, RH, SMF, LMF) Impervious Surface 50% max. (SF, TW, DU, QU, RH) 60% max. (SMF, LMF) Notes Frontage Occupation 60% min. 1 Where a lot abuts a property zoned LDR, MDR or MDR2, Setbacks e “S (1) (2) (se ection 155-3.5 Frontages”) the side setback for the lot shall be that required of the Principal Building (feet) abutting lot’s district. B Front Predominant Setback (3) Where a Lot abuts a property zoned LDR, MDR1, or MDR2 C Side at the side or the rear, the lot shall include a Buffer of 20 feet in width. 0 or 10 ft. min. (4) Garage location shall be according to ”Section 155-8.4 D Rear 25 ft. min. 2 Parking Location.” Accessory Buildings & Structures (feet) (5) 3 See “Section 155-3.4.9 Predominant Setback”. Where the E Front (measured from rear of PB) 20 ft. min. Predominant Setback does not apply, the front setback F Front Corner 10 ft. min. shall be a minimum of 10 ft and a maximum of 20 ft. G Side 0 or 5 ft. min. 4 A minimum setback of 15 feet is required for buildings over three stories. Zero-foot side setback only applies H Rear 5 ft. min. where there is a shared party wall. Building Height (max.) (see “Section 155-3.3 Building Height”) 5 Shall comply with ”Section 155-3.4.6” I Principal Building 3 stories up to 40 ft. (6) 6 Five stories up to 65 feet max. with a front stepback of 15 Accessory Building 2 stories up to 20 ft. feet after the 3rd floor or 40 feet, whichever occurs first Accessory Structure 1 story up to 15 ft. Frontage Yard Types (see “Section 155-3.5 Frontages”) PB Principal Building Common Yard Not Permitted SF Single-family Fenced Yard Not Permitted TW Twin Shallow Yard Permitted DU Duplex Urban Yard Permitted QU Quad Pedestrian Forecourt Permitted RH Rowhouse Vehicular Forecourt Not Permitted SMF Small multi-family LMF Large multi-family

DRAFT 5.0 DECEMBER 19, 1052019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 91

FIGURE 4.2.3 MDR3 FORM ILLUSTRATION

key plan    

right-of-way 

private lot public sidewalk  street  



Setbacks











 Multi-Family MDR3 height

DRAFT 5.0 DECEMBER 19, 2019 106 92 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

155-4.3 COMMERCIAL AND MIXED USE - VC, TC DISTRICTS

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

4.3.2 Lot Occupation: 4.3.2.a. Lots shall comply with standards in “Section 155-3.4 Lot Occupation”. 4.3.2.b. A Building shall be located in relation to the property line except when abutting a street. The setback shall be measured from the edge of public right-of-way, with setbacks as shown in “Table 4.3 Commercial Center Form Standards”. 4.3.2.c. Building Frontage shall be according to “Table 4.3 Commercial Center Form Standards”. 4.3.2.d. Streetscreens: 4.3.2.d.i. Streetscreens shall be located along the same plane as the building Façade or Elevation. 4.3.2.d.ii. Streetscreens for off-street parking shall be according to “Article 8: Parking Standards”. 4.3.2.d.iii. The gaps between Building Facades along the Frontage Line shall be filled with a Streetscreen for up to 100 percent of the lot width or length. 4.3.2.d.iv. Pedestrian access ways to rear lot parking areas shall be spaced not more than 300 feet apart. 4.3.2.d.v. Exceptions include: 4.3.2.d.v.(1). Where a courtyard or garden may be accessed from the street. 4.3.2.d.v.(2). Access to parking according to “Section 8.6.4.d“.

4.3.3 Building Configuration shall be according to “Table 4.3 Commercial Center Form Standards” and the following: 4.3.3.a. Entries and signage shall face the Street or the corner at a Street intersection. Storefront entrance doors shall be recessed to allow doors to swing out without conflicting with pedestrian flow on the sidewalk. 4.3.3.b. Projections shall be allowed as specified in “Section 155-3.6 Projections”. 4.3.3.c. Building Height shall be as specified in “Section 155-3.3 Building Height” and shall be as shown in “Table 4.3 Commercial Center Form Standards”. 4.3.3.c.i. The first floor elevation of a Building at a Frontage shall be established at the midpoint of the front property line, and may extend a maximum of two and a half (2.5) feet above the lowest point of the sidewalk grade. A finished floor elevation more than two and a half (2.5) feet above the lowest point of the sidewalk grade shall be considered the second floor. At Building interior side or rear dimension from grade to first floor may range. 4.3.3.c.ii. In determining the mean level of the ground or the lowest level of the ground surrounding the building, the following may be excluded: openings in the foundation wall which provide for ingress and egress and/or light and air; openings up to 25 feet in length providing access to required underground parking spaces; openings required to comply with the building exit provisions in the building and fire code; and, openings required for ventilation wells or shafts to comply with the mechanical code. 4.3.3.c.iii. Chimneys, enclosed stairwells, roofed and unenclosed roof terraces and roof trellises, spires and uninhabitable ornamental Building features, may be allowed to exceed maximum building height up to an additional 12 feet, and occupy a maximum 20 percent of roof area.DRAFT 5.0 DECEMBER 19, 1072019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 93

4.3.3.d. The height of a mixed-use building with a residential component in TC1 may be increased to a maximum of four stories provided the development complies with either 4.3.3.d.i. or 4.3.3.d.ii. 4.3.3.d.i. A mixed-use building that provides either five dwelling units or 20% of the total number of dwelling units (whichever is greater) of moderate-income housing units as described in “Section 10.13 Moderate Income Housing“. 4.3.3.d.ii. The developer shall contribute a sum of money equal to 5% of the construction costs of the building. This fund shall be controlled by the Township and be dedicated to use for moderate-income housing units as described in “Section 10.13 Moderate Income Housing“. The method of payment of this contribution shall be established during the land development approval process. 4.3.3.e. The height of a non-residential building in TC1 may be increased to a maximum of four stories, provided Public Gathering Space in compliance with “Section 155-4.3.3.e.i” is provided. 4.3.3.e.i. A minimum of 2,000 square feet of dedicated contiguous public gathering space is provided for any lot with less than 20,000 square feet of land area. A minimum of 10% of the total lot area shall be dedicated to contiguous public gathering space for lots over 20,000 square feet. Land area dedicated to public ingress/egress easements shall not be included in the total lot area calculation for demonstrating compliance with the 10% of public gathering space requirement.

4.3.4 Fences and Walls shall be according to “Section 155-3.7 Fences and Walls” and the following: 4.3.4.a. Fence type shall be regulated by district and as specified in “Table 3.7.2 Fence Type by District”. 4.3.4.b. Fence Height shall be according to “Table 3.7.1 Fence Height”. 4.3.4.c. The Height of Retaining Walls shall be according to “Section 155-3.7 Fences and Walls”.

4.3.5 Use regulations and standards shall be according to “Article 5: Uses”and the following: 4.3.5.a. 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 a sidewalk pedestrian passage of six feet is unobstructed.

4.3.6 Access and Parking shall be according to “Article 8: Parking Standards”.

4.3.7 Architecture Standards: 4.3.7.a. Buildings shall demonstrate compliance with the architectural standards in “Section 155- 3.9 Architecture Standards” and the following: 4.3.7.b. Parking structures shall demonstrate compliance with the architectural standards in “Section 155-3.9 Architecture Standards” and the following: 4.3.7.b.i. Shall have a separate pedestrian entrance. 4.3.7.b.ii. The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure’s facade. 4.3.7.b.iii. That part of a parking garage that is not concealed behind a Liner shall have a Façade that conceals all internal elements such as plumbing pipes, fans, ducts. 4.3.7.b.iv. Exposed concrete spandrel panels shall be prohibited when visible from a public way. 4.3.7.c. Security enclosures, if provided, shall be of the mesh type that allow exterior to interior visibility, and shall be located inside the windows.

4.3.8 Signs shall be as per “Article 9: Sign Standards”.

4.3.9 Landscape buffers shall comply with “Section 155-3.10 Landscape Standards”.

4.3.10 Ambience Standards: DRAFT 5.0 DECEMBER4.3.10.a. 19, Noise2019 and lighting regulations shall be according to “Section 155-3.11 Ambience Stan108- dards”. 94 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.3 COMMERCIAL CENTER FORM STANDARDS

TABLE 4.3.1 VC DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 16 ft. min. 1 Where a Lot abuts a property in an LDR, MDR1, or MDR2 district, the side and rear setback for the Lot shall be that Lot Area 1,600 sq. ft. min. required of the abutting lot’s district. The setback shall be Impervious Surface 70% max. adjusted to provide a 20 feet wide buffer where required.

Frontage Occupation 70% min. Where a Lot abuts a property zoned LDR, MDR1, or Setbacks (see “Section 155-3.5 Frontages”) (1) (2) MDR2, there shall be a Buffer of 20 feet in width along the rear property line and side property line extending Principal Building (feet) to the front yard setback. B Front 12 ft. min. / 15 ft. max. (3) Where a Lot abuts a railroad right-of-way at the side (4) C Side 0 or 5 ft. min. or rear with a LDR district on the opposite side of the D Rear none railroad, the portion of the VC or TC Lot abutting the railroad shall include a Buffer of 15 feet in width. Accessory Buildings & Structures (feet) Garage location shall be according to “Section 155-8.4 E Front (measured from rear of PB) 20 ft. min. 2 Parking Location” F Front Corner 10 ft. min. 3 When there is a predominant setback established the G Side 0 or 5 ft. min. setback shall be greater than or equal to the predominant setback. H Rear 5 ft. min. 4 Or equal to the abutting zone, whichever is greater. Building Height (max.) (see “Section 155-3.3 Building Height”) Zero-feet side yard setback only applies where there is I Principal Building 2 stories min. to 3 stories a shared party wall. up to 40 ft. Accessory Building n/a PB Principal Building Accessory Structure 1 story up to 15 ft. Frontage Yard Types (see “Section 155-3.5 Frontages”) Common Yard Not Permitted Fenced Yard Not Permitted Shallow Yard Permitted Urban Yard Permitted Pedestrian Forecourt Permitted Vehicular Forecourt Not Permitted Facade Types (see “Section 155-3.5 Frontages”) Porch Not Permitted Stoop Permitted Common Entry Permitted Arcade / Colonnade Permitted Gallery Permitted Storefront Permitted Parking (see “Article 8: Parking Standards”)

DRAFT 5.0 DECEMBER 19, 1092019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 95

FIGURE 4.3.1 VC FORM ILLUSTRATION

key plan



right-of-way

private lot public sidewalk  street   

Setbacks







 Village Center height

DRAFT 5.0 DECEMBER 19, 2019 110 96 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.3.2 TC1 DIMENSIONAL STANDARDS

Lot Occupation (see “Section “155-3.4 Lot Occupation”) Notes A Lot Width 16 ft. min. 1 Where a Lot abuts a property zoned LDR, MDR1, or MDR2, there shall be a Buffer of 20 feet in width along the rear Lot Area 1,600 sq. ft. min. property line and side property line extending to the Impervious Surface 80% max. front yard setback.

Frontage Occupation 90% min. Where a Lot abuts a railroad right-of-way at the side or Setbacks (see “Section “155-3.5 Frontages”) (1) (2) rear with a LDR district on the opposite side of the railroad, the VC or TC Lot abutting the railroad shall include Principal Building (feet) a Buffer of 15 feet in width. B Front 12 ft. min. / 15 ft. max. (3) Garage location shall be according to section “155-8.4 2 C Side 0 or 5 ft. min. (4) Parking Location”. D Rear none 3 When there is a predominant setback established the setback shall be greater than or equal to the predom- Accessory Buildings & Structures (feet) inant setback. E Front (measured from rear of PB) 20 ft. min. Where adjacent to LDR, MDR1 and MDR2 Districts each F Front Corner 12 ft. min. story above the third story shall be stepped back 15 feet G Side 0 or 5 ft. min. after the third floor or 40 feet, whichever occurs first, in the front and rear. H Rear none 4 Or equal to the abutting zone, whichever is greater. Building Height (max.) (see “Section 155-3.3 Building Height”) Zero-feet side yard setback only applies where there is a shared party wall. I Principal Building 2 stories min. to 4 stories (5) max. 5 Four stories up to 50 feet with a front stepback of 15 feet Accessory Building n/a after the 3rd floor or 40 feet, whichever occurs first, subject to compliance with Section 4.3.3.d. or 4.3.3.e. Accessory Structure 1 story up to 15 ft. Where adjacent to LDR, MDR1 and MDR2 Districts each Frontage Yard Types (see “Section 155-3.5 Frontages”) story above the third story shall be stepped back 15 feet Common Yard Not Permitted after the third floor or 40 feet, whichever occurs first, in the front and rear. Fenced Yard Not Permitted PB Principal Building Shallow Yard Permitted Urban Yard Permitted Pedestrian Forecourt Permitted Vehicular Forecourt Permitted Facade Types (see “Section 155-3.5 Frontages”) Porch Not Permitted Stoop Not Permitted Common Entry Permitted Arcade / Colonnade Permitted Gallery Permitted Storefront Permitted Parking (see “Article 8: Parking Standards”)

DRAFT 5.0 DECEMBER 19, 1112019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 97

FIGURE 4.3.2 TC1 FORM ILLUSTRATION

key plan 

right-of-way

private lot public sidewalk  street

 



Setbacks









 Town Center 1 height

DRAFT 5.0 DECEMBER 19, 2019 112 98 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.3.3 TC2 DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 25 ft. min. 1 Where a Lot abuts a property zoned LDR, MDR1 or MDR2, the side and rear setback for the lot shall be that required Lot Area 5,000 sq. ft. min. of the abutting Lot’s district. The setback shall be adjusted Impervious Surface 70% max. to provide a 20 feet wide buffer, where required.

Frontage Occupation 70% min. Where a Lot abuts a property zoned LDR, MDR1, or MDR2, Setbacks (see “Section 155-3.5 Frontages”) (1) (2) there shall be a Buffer of 20 feet in width along the rear property line and side property line extending to the Principal Building (feet) front yard setback. B Front 12 ft. min. / 15 ft. max. Where a Lot abuts a railroad right-of-way at the side or (3) C Side 0 or 5 ft. min. rear with a LDR district on the opposite side of the rail- D Rear 0 road, the VC or TC Lot abutting the railroad shall include a Buffer of 15 feet in width. Accessory Building and Structure (feet) Garage location shall be according to section “155-8.4 2 E Front (measured from rear of PB) 5 ft. min. Parking Location”

F Front Corner 12 ft. min. 3 Or equal to the abutting zone, whichever is greater. G Side 0 or 5 ft. min. Zero-feet side yard setback only applies where there is a shared party wall. H Rear 5 ft. PB Principal Building Building Height (max.) (see “Section 155-3.3 Building Height”) I Principal Building 2 stories min. to 3 stories (40 ft.) max Accessory Building n/a Accessory Structure 1 story up to 15 ft. Frontage Yard Types (see “Section 155-3.5 Frontages”) Common Yard Not Permitted Fenced Yard Not Permitted Shallow Yard Permitted Urban Yard Permitted Pedestrian Forecourt Permitted Vehicular Forecourt Permitted Facade Types (see “Section 155-3.5 Frontages”) Porch Not Permitted Stoop Not Permitted Common Entry Permitted Arcade / Colonnade Permitted Gallery Permitted Storefront Permitted Parking (see “Article 8: Parking Standards”)

DRAFT 5.0 DECEMBER 19, 1132019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 99

FIGURE 4.3.3 TC2 FORM ILLUSTRATION

key plan  

right-of-way

public sidewalk  street 



Setbacks







 Town Center 2 height

DRAFT 5.0 DECEMBER 19, 2019 114 100 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

155-4.4 INSTITUTIONAL DISTRICTS

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

4.4.2 Districts There are four principal Institutional Districts: Institutional Nature Preserve (IN), Institutional Civic (IC), Institutional Education (IE), and Institutional Housing (IH). These categories correspond to the variety of activities and range of impacts that might be expected of each. The Institutional Civic (IC), Institu- tional Education (IE), and Institutional Housing (IH) Districts are divided into sub-districts with varying development standards designed to assure compatibility with adjacent residential development. See “Table 5.2 Uses for Institutions” for specific uses permitted in each district. 4.4.2.a. Institutional Nature Preserve (IN) is intended to collectively define sites and buildings operated for types of Uses including but not limited to cemeteries, environmental and open space preserves, golf clubs, and institutional residential. 4.4.2.b. Institutional Civic (IC1, IC2, IC3) is intended to collectively define communally beneficial land uses, including but not limited to organizations dedicated to the arts and culture, social and religious use, senior housing, wellness and recreation. 4.4.2.c. Institutional Education (IE1, IE2, IE3) is intended to collectively define sites or buildings operated for the provision of full-time or part-time educational services for students of all ages. 4.4.2.d. Institutional Housing (IH1, IH2, IH3) is intended to collectively define sites or buildings operated for the provision of housing and health and long term care for the elderly and people with disabilities.

4.4.3 Applicability 4.4.3.a. Property zoned Institutional shall be developed according to the applicable requirements of each individual Institutional District and each Institutional sub-district. 4.4.3.b. Institutional District regulations apply to all Institutional Uses according to the Definitions, and “Table 5.2 Uses for Institution”. 4.4.3.c. An Institutional District property shall conform to the requirements of this Article. 4.4.3.d. RESERVED All properties in the Institutional District, shall conform to “Article 4: District Specific Standards”, “Article 5: Uses”, “Article 10: Supplemental Use Regulations”, “Article 11: Process & Procedures”, and Chapter 135 Subdivision and Land Development, Article IV Plan Requirements. 4.4.3.e. Changes to the Institutional Primary Use of a property located within an existing Institu- tional District shall conform to the requirements of this Article. 4.4.3.f. All previous conditions imposed by the Zoning Hearing Board on the approval of Insti- tutional uses by special exception and all imposed conditions by the Board of Commis- sioners by Conditional Use shall remain in force but may be modified by Conditional Use. All previous conditions imposed by the Board of Commissioners on the grant of land development approval for institutional uses shall remain in force but may be modified by the Board of Commissioners, by amendment of the land development approval. 4.4.3.g. Public schools may be located in every zoning district. In LDR and MDR districts, Insti- tutional Civic (IC), and Institutional Housing (IH) zoning districts public schools shall be developed according to the requirements of the Institutional Educational District - IE2, Table 4.4.3.B. In all other zoning districts, public schools shall be subject to the regulations of that district.

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4.4.4 Lot Occupation: Institutional District lots shall comply with “Table 4.4 Institution Form Standards” and the following: 4.4.4.a. Impervious Surface. 4.4.4.a.i. RESERVED 4.4.4.a.ii. The following shall be exempt from the Total Impervious Surface Calcula- tions as listed in “Table 4.4 Institutional Form Standards”: 4.4.4.a.ii.(1). Cemetery headstones and monuments. 4.4.4.b. A Building shall be located in compliance with “Table 4.4 Institution Form Standards”. 4.4.4.c. Setbacks for sports and physical recreation areas shall comply with “Section 3.12 Sporting and Physical Recreation Areas”.

4.4.5 Building Configuration. Institutional District buildings shall comply with “Table 4.4 Institution Form Standards” and the following: 4.4.5.a. Projections shall be as specified in “Section 155-3.6 Projections”. 4.4.5.b. Building height shall be as specified in “Section 155-3.3 Building Height” and shall comply with “Table 4.4 Institution Form Standards” and the following: 4.4.5.b.i. In determining the mean level of the ground or the lowest level of the ground surrounding the building, the following may be excluded: openings in the foundation wall which provide for ingress and egress and/or light and air; openings up to 25 feet in length providing access to required underground parking spaces; openings required to comply with the building exit provisions in the building and fire code; and, openings required for ventilation wells or shafts to comply with the mechanical code. 4.4.5.b.ii. Chimneys, elevator shafts, water tanks, mechanical structures, enclosed stairwells, and roof trellises, are allowed to exceed maximum building Height up to an additional 10 feet, and may occupy a maximum 20 percent of the building footprint. 4.4.5.b.iii. Other uninhabitable ornamental building features, such as spires may extend above the maximum height up to ten feet. 4.4.5.c. Fences and Walls shall be according to “Section 155-3.7 Fences and Walls” and the following: 4.4.5.c.i. Fence type shall regulated by district as specified in “Table 3.7.2 Fence Type by District”. 4.4.5.c.ii. The Height of fences and retaining walls shall be according to “155-3.7 Fences and Walls”. Should a sequence of retaining walls be required, they shall be spaced at minimum intervals of 10 feet. Changes in grade across the Institutional property should be designed to avoid the need for structural retaining walls within 10 feet from the property lines.

4.4.6 Uses 4.4.6.a. Use regulations and standards shall be according to “Article 5: Uses”. 4.4.6.b. Institutional District properties shall support only the Institutional primary and accessory uses. 4.4.6.c. Continuing Care Facilities shall be subject to the following additional regulations: 4.4.6.c.i. The minimum lot area of 25 acres is required. The development shall comply with Section 7.2: Open Space Overlay District. 4.4.6.c.ii. 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. 4.4.6.c.iii. The maximum gross density is limited as follows. 4.4.6.c.iii.(1). Four dwellings/acre. 4.4.6.c.iii.(2). Assisted-living units and memory care/nursing units are permitted in addition to the maximum gross density for dwelling units as provided in 4.4.6.c.iii.(1) above. Assisted living, and/or memory care/nursing units shall not comprise more than 45% and not less than 25% of the number of residential living units in a Continuing Care Facility. DRAFT 5.0 DECEMBER 19, 2019 116 102 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

4.4.6.c.iv. Minimum distance requirements from another continuing care facility is 2,640 feet (½ mile) measured from the closest lot line to lot line. 4.4.6.c.v. 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%. 4.4.6.c.vi. All structures on the lot shall comply with the following setbacks from all property lines: 4.4.6.c.vi.(1). 150 feet minimum where the perimeter of the lot at any point abuts a LDR, MDR1 or MDR2 zoning district. 4.4.6.c.vi.(2). 50 feet minimum where the perimeter of the lot abuts any other zoning district. 4.4.6.c.vii. The setback requirement in Section 4.4.6.c.vi above may be reduced to 50 feet where the lot abuts a parcel developed under the provisions of the Open Space Overlay District provided the following conditions are met: 4.4.6.c.vii.(1). The proposed building(s) are for independent residential living purposes only. 4.4.6.c.vii.(2). The maximum number of dwelling units in a building does not exceed four. 4.4.6.c.vii.(3). The proposed building is a maximum of 2.5 stories or 35 feet in height. 4.4.6.c.vii.(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 “Section 7.2.6”. [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. 4.4.6.c.viii. Screening buffers at least 20 feet in width and in compliance with the Land- scape Standards of “Section 155-3.10 Landscape Standards”. 4.4.6.d. Long-Term Care Facilities shall be subject to the following additional regulations: 4.4.6.d.i. 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. 4.4.6.d.ii. A minimum lot area of 1,200 square feet shall be provided for each bed, up to a maximum of 200 beds. 4.4.6.d.iii. At least 0.7 parking spaces shall be provided for each bed. 4.4.6.d.iv. The property shall have frontage on and be accessed from a Primary, Sec- ondary, or Tertiary Street. 4.4.6.d.v. The provision of “Section 7.2: Open Space Overlay District” shall comply if the development is five acres or greater.

4.4.6.e. Colleges/Universities shall be subject to the following additional regulations: 4.4.6.e.i. 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. 4.4.6.f. Private Schools shall front on and have direct access onto a primary, secondary or tertiary street.

DRAFT 5.0 DECEMBER 19, 1172019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 103

4.4.6.g. If Institutional Residential has frontage and access on a Primary, Secondary or Tertiary Road, a minimum lot area of 1 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.

4.4.7 Access and Parking 4.4.7.a. Access and Parking shall be according to “Article 8: Parking Standards”. 4.4.7.b. Covered parking and parking structures shall comply with required setbacks and shall be screened from view from any Frontage and from any Abutting residential property. Parking structures shall be encouraged in order to minimize surface parking lots and pavement. 4.4.7.c. Parking for special events may be a natural/permeable surface provided it is used less than once a month. 4.4.7.d. Loading shall be located outside of any setback and shall be as required in “Article 8: Parking Standards”. 4.4.7.e. Parking shall be accessed by an alley when such is available. 4.4.7.f. Safe and convenient pedestrian and bicycle connectivity and access shall be provided, including a sidewalk or path along all Frontages, unless alternative interior routes are approved.

4.4.8 Architecture Standards 4.4.8.a. Buildings shall comply with the architectural standards in “Section 155-3.9 Architecture Standards”. 4.4.8.b. Buildings shall be designed for construction and long-term operational efficiency that: conserves use of natural and energy resources; minimizes impact on Township infrastructure services; and minimizes the amount of storm-water run-off in compliance with the Lower Merion Township Code. 4.4.8.c. Parking structures shall demonstrate compliance with the architectural standards in “Section 155-3.9 Architecture Standards” and the following: 4.4.8.c.i. Shall have a separate pedestrian entrance 4.4.8.c.ii. The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure’s facade. 4.4.8.c.iii. That part of a parking garage that is not concealed behind a Liner shall have a Façade that conceals all internal elements such as plumbing pipes, fans, ducts. 4.4.8.c.iv. Exposed concrete spandrel panels shall be prohibited when visible from a public way.

4.4.9 Signs shall be as per “Article 9: Sign Standards” and “Section 9.8.3“.

4.4.10 Landscape Standards 4.4.10.a. Landscape buffers shall comply with “Section 155-3.10 Landscape Standards”. 4.4.10.b. Landscaped Buffers shall be a visual screen between properties and shall be as established in the Township Code, Chapter 101.

4.4.11 Ambience Standards 4.4.11.a. Noise and lighting regulations shall be according to “Section 155-3.11 Ambience Stan- dards”.

DRAFT 5.0 DECEMBER 19, 2019 118 104 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.4 INSTITUTION FORM STANDARDS TABLE 4.4.1 INSTITUTION NATURE PRESERVE (IN) DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 150 ft. Setbacks may be subject to an increase based on build- 1 ing height. Lot Area 45,000 sq. ft. min. Maximum four stories or 52 ft. where setbacks are Impervious Surface 21% max. increased by an additional 50 ft. Buildings may be four 2 Setbacks (see “Section 155-3.5 Frontages”) (1) stories or 52 ft. in height without an increased setback along the Primary Road. B Front 50 ft. C Side 50 ft. D Rear 50 ft. Building Height (max.) (see “Section 155-3.3 Building Height”) E Principal 3 stories up to 40 ft. (2) Parking (see “Article 8: Parking Standards”)

TABLE 4.4.2.A INSTITUTION CIVIC (IC) - IC1 DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 150 ft. Setbacks may be subject to an increase based on build- 1 ing height. Lot Area 45,000 sq. ft. min. 2 Minimum 20 ft. buffer is required Impervious Surface 26% max.

(1) Maximum four stories or 52 ft. where setbacks are Setbacks (see “Section 155-3.5 Frontages”) increased by 50 ft. Buildings may be four stories or 52 ft. 3 B Front 50 ft. in height without an increased setback along the Primary Road. C Side 50 ft. (2) D Rear 50 ft. (2) Building Height (max.) (see “Section 155-3.3 Building Height”) E Principal 3 stories up to 40 ft. (3) Parking (see “Article 8: Parking Standards”)

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TABLE 4.4.2.B INSTITUTION CIVIC (IC) - IC2 DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 100 ft. Setbacks may be subject to an increase based on build- 1 ing height. Lot Area 15,000 sq. ft. min. Impervious Surface 33% max. 2 Minimum 20 ft. buffer is required Setbacks (see “Section 155-3.5 Frontages”) (1) Maximum four stories or 52 ft. where setbacks are increased 50 ft. Buildings may be four stories or 52 ft. in 3 B Front 40 ft. height without an increased setback along the Primary Road. C Side 50 ft. (2) D Rear 50 ft. (2) Building Height (max.) (see “Section 155-3.3 Building Height”) E Principal 3 stories up to 40 ft. (3) Parking (see “Article 8: Parking Standards”)

TABLE 4.4.2.C INSTITUTION CIVIC (IC) - IC3 DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 60 ft. Setbacks may be subject to an increase based on build- 1 ing height. Lot Area 7,500 sq. ft. min. 2 Minimum 20 ft. buffer is required Impervious Surface 47% max.

(1) Maximum four stories or 52 ft. where setbacks are Setbacks (see “Section 155-3.5 Frontages”) increased by 50 ft. Buildings may be four stories or 52 ft. 3 B Front 25 ft. in height without an increased setback along the Primary Road. C Side 50 ft. (2) D Rear 50 ft. (2) Building Height (max.) (see “Section 155-3.3 Building Height”) E Principal 3 stories up to 40 ft. (3) Parking (see “Article 8: Parking Standards”)

TABLE 4.4.3.A INSTITUTION EDUCATION (IE) - IE1 DIMENSIONAL STANDARDS

(1) Maximum five stories, up to 65 ft. where setbacks are Setbacks (see “Section 155-3.5 Frontages”) increased by an additional 50 ft. for each 10 ft. above the 3 B Front 50 ft. three story or 45 ft. height limit. This increased setback requirement is not required along any Primary Road. C Side 50 ft. (2) D Rear 50 ft. (2) Building Height (max.) (see “Section 155-3.3 Building Height”) E Principal 3 stories up to 45 ft. (3) Parking (see “Article 8: Parking Standards”)

DRAFT 5.0 DECEMBER 19, 2019 120 106 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.4.3.B INSTITUTION EDUCATION (IE) - IE2 DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 100 ft. Setbacks may be subject to an increase based on build- 1 ing height. Lot Area 15,000 sq. ft. min. 2 Minimum 20 ft. buffer is required Impervious Surface 33% max.

(1) Maximum five stories, up to 65 ft. where setbacks are Setbacks (see “Section 155-3.5 Frontages”) increased by an additional 50 ft. for each 10 ft. above the 3 B Front 40 ft. three story or 45 ft. height limit. This increased setback requirement is not required along any Primary Road. C Side 50 ft. (2) D Rear 50 ft. (2) Building Height (max.) (see “Section 155-3.3 Building Height”) E Principal 3 stories up to 45 ft. (3) Parking (see “Article 8: Parking Standards”)

TABLE 4.4.3.C INSTITUTION EDUCATION (IE) - IE3 DIMENSIONAL STANDARDS

(1) Maximum five stories, up to 65 ft. where setbacks are Setbacks (see “Section 155-3.5 Frontages”) increased by an additional 50 ft. for each 10 ft. above the 3 B Front 25 ft. three story or 45 ft. height limit. This increased setback requirement is not required along any Primary Road. C Side 50 ft. (2) D Rear 50 ft. (2) Building Height (max.) (see “Section 155-3.3 Building Height”) E Principal 3 stories up to 45 ft. (3) Parking (see “Article 8: Parking Standards”)

DRAFT 5.0 DECEMBER 19, 1212019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 107

TABLE 4.4.4A INSTITUTIONAL HOUSING (IH) - IH1 DIMENSIONAL STANDARDS (1)

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 150 ft. For Continuing Care Facility Standards refer to “Section 1 4.4.6.c”. Lot Area 45,000 sq. ft. min. (1) Setbacks may be subject to an increase based on building Impervious Surface 21% max. 2 height (2) Setbacks (see “Section 155-3.5 Frontages”) 3 Minimum 20 ft. buffer is required B Front 50 ft. Maximum five stories, up to 65 ft. where setbacks are (3) increased by an additional 50 ft. for each 10 ft. above the C Side 50 ft. 4 three story or 45 ft. height limit. This increased setback (3) D Rear 50 ft. requirement is not required along any Primary Road. Building Height (max.) (see “Section 155-3.3 Building Height”) E Principal 3 stories up to 45 ft. (4) Parking (see “Article 8: Parking Standards”)

TABLE 4.4.4B INSTITUTIONAL HOUSING (IH) - IH2 DIMENSIONAL STANDARDS (1)

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 100 ft. For Continuing Care Facility Standards refer to “Section 1 4.4.6.c”. Lot Area 15,000 sq. ft. min. (1) Setbacks may be subject to an increase based on building Impervious Surface 28% max. 2 height (2) Setbacks (see “Section 155-3.5 Frontages”) 3 Minimum 20 ft. buffer is required B Front 40 ft. Maximum five stories, up to 65 ft. where setbacks are (3) increased by an additional 50 ft. for each 10 ft. above the C Side 50 ft. 4 three story or 45 ft. height limit. This increased setback (3) D Rear 50 ft. requirement is not required along any Primary Road. Building Height (max.) (see “Section 155-3.3 Building Height”) E Principal 3 stories up to 45 ft. (4) Parking (see “Article 8: Parking Standards”)

TABLE 4.4.4C INSTITUTIONAL HOUSING (IH) - IH3 DIMENSIONAL STANDARDS (1)

Lot Occupation (see “Section 155-3.4 Lot Occupation”) Notes A Lot Width 60 ft. For Continuing Care Facility Standards refer to “Section 1 4.4.6.c”. Lot Area 7,500 sq. ft. min. (1) Setbacks may be subject to an increase based on building Impervious Surface 45% max. 2 height (2) Setbacks (see “Section 155-3.5 Frontages”) 3 Minimum 20 ft. buffer is required B Front 25 ft. Maximum five stories, up to 65 ft. where setbacks are (3) increased by an additional 50 ft. for each 10 ft. above the C Side 50 ft. 4 three story or 45 ft. height limit. This increased setback (3) D Rear 50 ft. requirement is not required along any Primary Road. Building Height (max.) (see “Section 155-3.3 Building Height”) E Principal 3 stories up to 45 ft. (4) Parking (see “Article 8: Parking Standards”)

DRAFT 5.0 DECEMBER 19, 2019 122 108 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

155-4.5 LIGHT INDUSTRIAL

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

4.5.2 Lot Occupation 4.5.2.a. Newly platted Lots shall comply with standards in “Section 155-3.4 Lot Occupation”. 4.5.2.b. A Building shall be located in relation to the edge of the right of way, with setbacks as shown in “Table 4.5.1 LI Dimensional Standards”.

4.5.3 Building Configuration shall be according the “Table 4.5 Light Industrial Form Standards” and the following: 4.5.3.a. Entries and signage shall face toward a street or pedestrian way. Storefront entrance doors shall be recessed to allow doors to swing out without conflicting with pedestrian flow on the sidewalk. 4.5.3.b. Projections shall be allowed as specified in “Section 155-3.6 Projections”. 4.5.3.c. Building Height shall be as specified in “Section 155-3.3 Building Height” and shall be as shown in “Table 4.5.1 Light Industrial Form Standards”. 4.5.3.c.i. The first floor elevation of a Building at a Frontage shall be established at the midpoint of the front property line, and may extend a maximum of two and a half (2.5) feet above the lowest point of the sidewalk grade. Except in the floodway fringe of the Schuylkill River, a finished floor elevation more than two and a half (2.5) feet above the lowest point of the sidewalk grade shall be considered the second floor. 4.5.3.c.ii. Chimneys, enclosed stairwells, roofed and unenclosed roof terraces and roof trellises, spires and uninhabitable ornamental Building features, may be allowed to exceed maximum Building Height up to an additional 12 feet, and occupy a maximum 20% of roof area. 4.5.3.d. Additional Setbacks. 4.5.3.d.i. All buildings shall be set back a minimum of 50 feet from the top of the retaining wall abutting the edge of the Schuylkill River. If the wall ends or is interrupted at any point, the measurement shall be taken from the linear extension of the wall equidistant from the river’s edge. 4.5.3.d.ii. All buildings shall be set back a minimum of 25 feet from the edge of the railroad right of way. 4.5.3.d.iii. Parking and driveways shall be prohibited within the required river setback and between buildings and the river. 4.5.3.d.iv. All Buildings shall maintain a minimum 50-foot building separation from any building designated as Class I or Class II on the Township’s Historic Resource Inventory. 4.5.3.d.v. All buildings shall be set back 100 feet from any existing Public Gathering Space. 4.5.3.e. Impervious Surface. When a public access along the Schuylkill River is provided as a dedicated easement or public space in accordance with “Section 4.5.12”, the following improvements shall not be counted against the maximum impervious surface limits: 4.5.3.e.i. The multipurpose trail constructed within the river easement area and the public trail parking. 4.5.3.e.ii. Paved emergency access roads/driveways required by Lower Merion Township.

4.5.4 Form Regulations For Specific Buildings. 4.5.4.a. Regulations for Industrial Buildings. 4.5.4.a.i. Industrial uses shall be screened with a 20 foot-wide landscape buffer when abutting any non-industrial use adjacent to or within LI, according to “Section 155-3.10 Landscape Standards”. DRAFT 5.0 DECEMBER 19, 1232019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 109

4.5.5 Use regulations and standards shall be according to “Article 5: Uses”, and the following: 4.5.5.a. A building or combination of two or more buildings may be erected or used and a lot may be used or occupied for any lawful purpose, except for the purposes specified in “Section 155-5.6.1“. 4.5.5.b. If any portion of a lot is in a Floodplain District, permission to develop within the floodway fringe of the Schuylkill River shall be permitted by special exception subject to compliance with the provisions of “Section 7.3.8 Schuylkill River Floodway Fringe”. 4.5.5.c. 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 a sidewalk pedestrian passage of six feet is unobstructed.

4.5.6 Fences and Walls shall be according to “Section 155-3.7 Fences and Walls” and the following: 4.5.6.a. Fence type shall be regulated by district and as specified in “Table 3.7.2 Fence Type by District”. 4.5.6.b. Fence Height shall be according to “Table 3.7.1 Fence Height”. 4.5.6.c. The Height of Retaining Walls shall be according to “Section 155-3.7 Fences and Walls”.

4.5.7 Access and Parking shall be according to “Article 8: Parking Standards”.

4.5.8 Architecture Standards: 4.5.8.a. Buildings shall demonstrate compliance with the architectural standards in “Section 155- 3.9 Architecture Standards”. 4.5.8.b. Parking structures shall demonstrate compliance with the architectural standards in “Section 155-3.9 Architecture Standards”. 4.5.8.b.i. Shall have a separate pedestrian entrance. 4.5.8.b.ii. The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure’s facade. 4.5.8.b.iii. That part of a parking garage that is not concealed behind a Liner shall have a Façade that conceals all internal elements such as plumbing pipes, fans, and ducts. 4.5.8.b.iv. Exposed spandrel panels shall be prohibited when visible from a public way. 4.5.8.c. Architectural standards may be adjusted by process of conditional use.

4.5.9 Signs shall be as per “Article 9: Sign Standards”.

4.5.10 Landscape buffers shall comply with “Section 155-3.10 Landscape Standards”.

4.5.11 Ambience Standards: 4.5.11.a. Noise and lighting regulations shall be according to “Section 155-3.11 Ambience Stan- dards”.

4.5.12 River Access Standards. 4.5.12.a. Public access along the Schuylkill River shall be provided as a dedicated easement. It shall be a minimum of 20 feet wide starting at the top of the retaining wall abutting the river. 4.5.12.a.i. The easement may be reduced up to a maximum of 10 feet, subject to conditional use approval when any of the following conditions apply. In no case shall the easement width be less than 10 feet. 4.5.12.a.i.(1). When this provision is applied to lots where existing required parking is to remain, and the removal of the parking spaces would result in a violation of the Zoning Code; and 4.5.12.a.i.(2). The parking spaces within the easement area cannot be relocated to another area on the property; and 4.5.12.a.i.(3). When existing buildings are to remain on the lot within the easement area, the easement may be reduced to the extent necessary to accommodate existing improvements so long as public access is still provided.

DRAFT 5.0 DECEMBER 19, 2019 124 110 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.5 LIGHT INDUSTRIAL FORM STANDARDS

TABLE 4.5.1 LI DIMENSIONAL STANDARDS Frontage Yard Types (see “Section 155-3.5 Frontages) Common Yard Not Permitted Lot Occupation (see “Section “155-3.4 Lot Occupation”) Lot Width 100 ft. Fenced Yard Not Permitted Lot Area 2000 sq. ft. per unit or Shallow Yard Permitted non-residential Lot Urban Yard Permitted

(1) Impervious Surface 80% max. Pedestrian Forecourt Permitted

(2) Setbacks (see “Section “155-3.5 Frontages”) Vehicular Forecourt Permitted

Principal Building (feet) Façade Types (see “Section 155-3.5 Frontages) Front 12’ ft. min- 15’ ft. Porch Not Permitted Side 0 or 25 ft. min. Stoop Not Permitted

Rear 25 ft. min. Common Entry Permitted

(3) River Frontage 50 ft. min. Arcade/Colonnade Permitted Railroad Right of Way 25 ft. min. Gallery Permitted Accessory Building & Structures (feet) Storefront Permitted

Front (measured from rear 20 ft. min. Parking (see “Article 8: Parking Standards“) of PB)

Front Corner 12 ft. min. Notes Side 0 or 5 ft. min. 1 Refer to “Section 4.5.3.e. Impervious Surface“ Rear None 2 See “Section 4.5.3.d. Additional Setbacks“ Building Height (max.) (see “Section “155-3.3 Building Height”) 3 Frontage shall be measured from the top of the retaining wall abutting the edge of the Schuylkill River or from an Principal Building 2 stories min.-10 stories existing street. If the wall ends or is interrupted at any point, max. (4) the measurement shall be taken from the linear extension Accessory Building n/a of the wall equidistant from the river’s edge. Accessory Structure 1 story up to 15 ft. 4 All buildings with more than two stories require compliance with “Section 4.5.12.a.” For buildings five stories and above, a maximum of two stories may be devoted to residential uses.

PB Principal Building

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DRAFT 5.0 DECEMBER 19, 2019 126 112 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

TABLE 4.6 RESIDENTIAL BUILDING TYPES LDR MDR1 MDR2 MDR3 VC TC LI

SINGLE-FAMILY DETACHED HOUSE

P P P P

TWIN

P P P

DUPLEX

P P P

QUAD

P P

P = Permitted Use R = Regulated Use DRAFT 5.0 DECEMBER 19, 1272019 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS 113

TABLE 4.6 RESIDENTIAL BUILDING TYPES LDR MDR1 MDR2 MDR3 VC TC LI

ROWHOUSE

P P

SMALL MULTI-FAMILY (6-PACK)

P P R R

LARGE MULTI-FAMILY

P R R R

LIVE/WORK

R R P P R

DRAFT 5.0 DECEMBER 19, 2019 P = Permitted Use R = Regulated Use 128 114 ARTICLE 155-4: DISTRICT SPECIFIC STANDARDS

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DRAFT 5.0 DECEMBER 19, 1292019 ARTICLE 5: USES

130 116 ARTICLE 155-5: USE STANDARDS

155-5.1 PERMITTED USES

5.1.1 Uses shall be as defined in “Section 155-2.1 Definition of Terms”.

5.1.2 Uses permitted in a building or on a lot are limited by zoning district, and shall be in compliance with “Table 5.1 Uses”.

5.1.3 A use identified by the letter “P” means the use is permitted by right, with no additional regulations.

5.1.4 A use identified by the letter “R” means the use is permittedby right subject to additional regulations. It is subject to the following conditions: 5.1.4.a. Compliance with the supplemental use regulations in “Table 5.3 Use Regulations”. 5.1.4.b. A regulated use is subject to administrative approval by the issuance of a zoning permit by the zoning officer pursuant to the provisions of Section 11.1.5 hereof.

5.1.5 A use identified by the letter “S” means the usemust be authorized by Special Exception. It is subject to the following conditions: 5.1.5.a. Compliance with the supplemental use regulations in “Table 5.3 Use Regulations”. 5.1.5.b. Compliance with the approval criteria of “Article 11: Process & Procedures”. 5.1.5.c. Compliance with the procedural and submission requirements in “Article 11: Process & Procedures”. 5.1.5.d. A use permitted by Special Exception requires the approval of the Zoning Hearing Board.

5.1.6 A use identified by the letter “C” means the usemust be authorized by Conditional Use. It is subject to the following conditions: 5.1.6.a. Compliance with the supplemental use regulations in “Table 5.3 Use Restrictions”. 5.1.6.b. Compliance with the approval criteria of “Article 11: Process & Procedures”. 5.1.6.c. Compliance with the procedural and submission requirements in “Article 11: Process & Procedures”. 5.1.6.d. A use permitted by Conditional Use requires the approval of the Board of Commissioners.

5.1.7 A use identified by more than one letter and/or approvals means that an aspect or a type of the use is permitted subject to additional regulations. It is subject to the following conditions: 5.1.7.a. Compliance with the supplemental use regulations in “Table 5.3 Use Regulations”. 5.1.7.b. A regulated use is subject to administrative approval by the issuance of a use permit by the zoning officer.

DRAFT 5.0 DECEMBER 19, 1312019 ARTICLE 155-5: USE STANDARDS 117

155-5.2 USE REGULATIONS, GENERAL

5.2.1 In LDR and MDR districts, only one principal use shall be permitted on a lot.

5.2.2 Any use of the same general character as any of the uses specifically permitted by right in the zoning district shall be permitted, subject to compliance with “Section 11.2.7”.

5.2.3 Any use permitted by special exception or conditional use can only be expanded in like manner and upon issuance of a zoning permit.

5.2.4 Any use permitted by special exception or conditional use shall be subject to the dimension requirements of the zoning district in which it is located, unless specified otherwise.

5.2.5 Permitted uses within Class I and Class II Historic Resources shall be in compliance with the Permitted Uses in “Table 7.1.1 Historic Resources”, regulated use requirements in “Table 5.3 Use Regulations”, and supplemental regulations in “Article 10: Supplemental Use Regulations”.

5.2.6 An Accessory Use shall be permitted, subject to the following conditions: 5.2.6.a. The Accessory Use is on the same lot with a principal use. 5.2.6.b. The Accessory Use is secondary in scale and intensity to the principal use. 5.2.6.c. The area occupied by the Accessory Use may not exceed 50% of the area occupied by the principal use.

5.2.7 Separation requirements. Certain uses, while compatible with other lawful uses, can be detrimental to the quiet use and enjoyment by others if concentrated in the same neighborhood. The Board of Commissioners has determined that undue concentration can be avoided by mandating a minimum distance of separation between these uses, as shown in Table 5.3. Use Regulations.

5.2.8 Total floor area for use limitations shall exclude uninhabitable basements, attics, and garages as part of the total calculation.

5.2.9 It is the intent of this Article to make reasonable accommodations in the rules, policies and practices within this Township to afford all handicapped persons equal opportunity to use and enjoy a dwelling in satisfaction of the requirements of the Fair Housing Act (42 U.S.C.A. § 3601 et seq.), as amended. No provision of this article shall require that a dwelling be made available to an individual whose tenancy would constitute a direct threat to the health or safety of other individuals or whose tenancy would result in substantial physical damage to the property of others.

155-5.3 INTERPRETATION OF USES

5.3.1 Interpretation of uses falls under the authority of the zoning officer who shall administer this zoning code in accordance with its literal terms and shall not have the power to permit any construction or any use or change of use which does not conform to the provisions hereof.

155-5.4 NON-CONFORMING USES

5.4.1 All non-conforming uses are regulated by “Section10.12”.

155-5.5 TEMPORARY STRUCTURES

5.5.1 Temporary Structures such as tents,construction trailers, travel trailers, recreational vehicles, and other temporary structures shall only be allowed as per Township Code, Chapter 62 and/or Chapter 92.

DRAFT 5.0 DECEMBER 19, 2019 132 118 ARTICLE 155-5: USE STANDARDS

155-5.6 PROHIBITED USES

5.6.1 No building may be erected, altered or used and no lot or premises may be used for any trade, processing or business which is noxious, offensive or a public nuisance by reason of odor, dust, smoke, gas, vibration, illumination, noise or the emission of electronic or magnetic waves, or which constitutes a public hazard, whether by fire, explosion or otherwise.

155-5.7 ZONING PERMITS

5.7.1 Zoning permits shall be required and issued pursuant to the provisions of Section 11.1.5.

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DRAFT 5.0 DECEMBER 19, 2019 134 120 ARTICLE 155-5: USE STANDARDS

TABLE 5.1 USES

USES LDR MDR VC TC I LI MC BMMD RHR BMV CAD

RESIDENTIAL Single-family Housing (detached) P P (3) P (6) R (7) Duplex / Twin P (3) P (6) R (7) Quad P (1) (3) Rowhouse P (1) (3) P (6) P/R R Multi-family (small) P (1) R R (3) R P/R R Multi-family (large) P (2) R R (3) R R P/R R Live-Work R (1) P P P R (7) R Alternative Housing for the Elderly S S (3)

Shared Residence for the Elderly R R R R (3) R R R (7) or the Disabled Community Residential Facility R R P P P P P P P P Adult Daycare C (2) P P (8) Long-Term Care Facility S (1) (3) P R (7)

Trailer Camp & Mobile Homes P

LODGING Bed & Breakfast P P P (7) P Hotel P P P R (5) P P (7) P Student Housing S S R R R S

COMMERCIAL Adult Entertainment R Auto Related Services R R R Food & Beverage R R R R R (7) R Health and Medical P P/R R (4) P P Daycare P P (3) P P P P Office R R P R (4) P C/R (7) P Open Air Retail R R R P (7) Place of Assembly P P P P P (7) P (8) Retail P P P P (4) P P (7) R Specialized Retail Mixed-Use R R R R R R

See following page for notes and abbreviations

DRAFT 5.0 DECEMBER 19, 1352019 ARTICLE 155-5: USE STANDARDS 121

USES (CONT’D) LDR MDR VC TC I LI MC BMMD RHR BMV CAD

INSTITUTIONAL Cemetery (nature preserve) (3) Environmental (nature preserve) (3) Recreation Establishment P P (3) P P (4) Religious S S P P (3) S Institutional Residential S S (3) College / University (3) C (10) Private School (3) C (10) Public School R R P P (3) P R R R R

Continuing Care Facility (CCF) (3) Hospital P P

CIVIL SUPPORT Infrastructure (Com.Power.Water) P P P P P Municipal Service P/C P/C P/C P/C P P P/C P/R (8) Public Parking P P P P P P P Solid Waste P Transit P P P P P P (7) P

INDUSTRIAL General Industrial R Storage & Distribution R

AGRICULTURE General Agriculture P P Tilling of Soil P P P P (3) P P P P P P

1. MDR 2 & 3 only LDR: Low Density Residential 2. MDR3 only P: Permitted Use MDR: Medium Density Residential 3. See “Table 5.2 Uses for Institutions” R: Regulated Use VC: Village Center 4. BMMD 3 only C: Conditional Use TC: Town Center 5. BMMD 1 only S: Special Exception I: Institutional 6. BMMD 2,3 LI: Light Industrial 7. BMV 1,3,4 MC: Medical Center District 8. CAD-BV only BMMD: Bryn Mawr Medical District 9. CAD-RCA only RHR: Rock Hill Road District 10. BMV2 only BMV: Bryn Mawr Village District CAD: City Ave District

DRAFT 5.0 DECEMBER 19, 2019 136 122 ARTICLE 155-5: USE STANDARDS

TABLE 5.2 USES FOR INSTITUTIONS

USES IN IC IE IH USE REGULATION

RESIDENTIAL Shall be located in an existing residential structure Single-Family Housing (detached) P P P P only.

Max. two Dwelling Units in an existing residential Duplex R R R R structure only.

Max. two Dwelling Units in an existing residential Twin R R R R structure only. The property shall be listed on the local Historic Multi-Family (small) C C C C Resource Inventory and shall be in compliance with “Section 155-7.1 Historic Resources Overlay District”

The property shall be listed on the local Historic Multi-Family (large) C C C C Resource Inventory and shall be in compliance with “Section 155-7.1 Historic Resources Overlay District”

Shall be in compliance with “Section 155-10.2 Alter- native Housing Options for the Elderly“ or “Section Alternative Housing for the Elderly P P 155-10.3 Shared Residences for the Elderly or the Disabled”

Long-Term Care Facility R R See additional use regulations in “Section 155-4.4.6.d“

Student Housing R See “Table 5.3 Use Regulations“

INSTITUTIONAL Cemetery (nature preserve) P P Environmental (nature preserve) R R R R See “Table 5.3 Use Regulations“ Golf Club P Rec Establishments R See “Table 5.3 Use Regulations“ Religious P Institutional Residential R R R See additional use requirements in Section 155.4.4.6.g

See additional use requirements in “Section College / University P 155.4.4.6.e.“

See additional use requirements in “Section Private Schools P 155.4.4.6.f.“

See “Section 155.4.4.3.h“, “Table 4.4.3.B“, and “Table Public Schools R R P R 5.3.“

See additional use requirements in “Section Continuing Care Facility (CCF) P 155.4.4.6.c.“

Cultural & Recreational Institutional Accessory R R R See “Table 5.3 Use Regulations“ Use

AGRICULTURE Tilling of Soil P IN: Institution Nature Preserve IC: Institution Civic IE: Institutional Education IH: Institutional Housing DRAFT 5.0 DECEMBER 19, 1372019 ARTICLE 155-5: USE STANDARDS 123

TABLE 5.3 USE REGULATIONS

USE USES LDR1 LDR2 LDR3 LDR4 PERMITTED RESIDENTIAL Shall only be authorized as a special exception subject to the following regulations: • Shall be in compliance with supplemental regulations in “Section 155-10.2 Alternative Alternative Housing for S Housing Options For The Elderly” the Elderly • In a Class I Historic Resource, shall only be authorized as a Conditional Use, subject to the requirements of “Section 155-10.2 Alternative Housing Options For The Elderly”

Shared Residence for R Shall be in compliance with “Section 155-10.3 Shared Residences for the Elderly or the Disabled”. the Elderly & Disabled

No more than one such use shall be permitted: Community Residential • Within 500 feet of another use regulated by this subsection and/or a nonconforming R Facility use, 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.

LODGING

Student homes shall only be authorized as a special exception, subject to the following regulations: • A maximum of three students per dwelling is permitted • A maximum of one student per bedroom in any dwelling unit. • A special exception authorizing a student home shall expire without further action by Student Housing S the Township unless the use is registered in conformity with Chapter 92 of the Lower Merion Code. • 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.

INSTITUTIONAL Religious S Shall only be authorized as a special exception per Article 11.

Institutional Residential S Shall only be authorized as a special exception per Article 11. Public schools shall be developed according to the requirements of the Institutional Educational Public Schools R District, Table 4.4.3.B.

CIVIL SUPPORT Emergency Facilities (Ambulance Services and Fire Stations) Municipal Service C • May be authorized as a Conditional Use, subject to compliance with the requirements of “Section 155-10.7 Mandated Emergency Service”.

DRAFT 5.0 DECEMBER 19, 2019 138 124 ARTICLE 155-5: USE STANDARDS

TABLE 5.3 USE REGULATIONS (CONTINUED)

USE PERMITTED USES MDR1 MDR2 MDR3 MDR1 MDR2 MDR3

RESIDENTIAL Shall only be authorized as a Special Exception subject to the following regulations: Alternative Housing S S S • Shall be in compliance with supplemental regulations in “Section 155-10.2 for the Elderly Alternative Housing Options For The Elderly”.

Shared Residence Shall be in compliance with “Section 155-10.3 Shared Residences for the Elderly or for the Elderly or the R R R the Disabled”. Disabled

Shall only be authorized as a conditional use subject to compliance with supplemental Adult Daycare C regulations in “Section 155-10.4 Conversion Of Building To Adult Daycare”.

Live-Work R R Only permitted when abutting a property located in a TC district.

No more than one such use shall be permitted: Community • Within 500 feet of another use regulated by this subsection and/or a noncon- R R R Residential Facility forming use, 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.

Long-Term Care Shall only be authorized as a Special Exception subject to the following regulations: S S Facility • A minimum lot area of 1,200 square feet shall be provided for each bed.

LODGING Student homes shall only be authorized as a Special Exception, subject to the following regulations: • A maximum of three students per dwelling is permitted. • A maximum of one student per bedroom in any dwelling unit. • 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 of the Lower Merion Code. Student • Minimum distance requirement from another approved student housing shall S S S Housing 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 MDR2 & MDR3: • A maximum of 40% of the dwelling units in a multi-family building may be occupied as student home units, up to a maximum of 5 units. In MDR1: • The number of student housing units permitted shall be limited to one per property.

INSTITUTIONAL Religious S S S Shall only be authorized as a special exception per Article 11.

Institutional Shall only be authorized as a special exception per Article 11. S S S Residential Public schools shall be developed according to the requirements of the Institutional Public Schools R R R Educational District, Table 4.4.3.B.

CIVIL SUPPORT Emergency Facilities (Ambulance Services and Fire Stations) Municipal Service C C C • May be authorized as a Conditional Use, subject to compliance with the requirements of “Section 155-10.7 Mandated Emergency Service”.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE PERMITTED

USES VC TC VC TC1 TC2

RESIDENTIAL

Multi-family (small) shall be permitted subject to the following regulations: • 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. Multi-family (small) R R • No single-use residential building shall be permitted. • The ground floor of the primary front facade shall comply with “Section 155-3.9.4 Storefronts”.

Multi-family (large) shall be permitted subject to the following regulations: • Active ground floor commercial use is required. The depth of the space devoted to the ground floor commercial use shall be a minimum depth of 40 feet. Multi-family (large) R R • No single-use residential building shall be permitted. • The ground floor of the primary front facade shall comply with “Section 155-3.9.4 Storefronts”. Shared Residence for the Elderly or the R R Shall be in compliance with “Section 155-10.3 Shared Residences for the Elderly or the Disabled”. Disabled

LODGING

Student homes shall only be permitted subject to the following regulations: • A maximum of three students per dwelling is permitted. • A maximum of one student per bedroom in any dwelling unit. • A special exception authorizing a student home shall expire without further action by Student Housing R R the Township unless the use is registered in conformity with Chapter 92 of the Lower Merion Code. • Minimum distance requirement from another approved student housing shall be 1,000 feet.

COMMERCIAL Auto-Repair Services are subject to the following regulations: • Repairs shall be conducted wholly within the building. • 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: Auto Related Services R R • 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. • When abutting a LDR or MDR zoning district, a landscape buffer shall be required, as per requirements in “Table 4.3 Commercial Center Form Standards“. Shall be in compliance with “Section 10.11 Vehicle Lifts“

Mixed-Use shall be permitted subject to the following regulations: • Active ground floor commercial use is required. The depth of the space devoted to the ground floor commercial use shall be a minimum depth of 40 feet. Mixed-Use R R • No single-use residential building shall be permitted. • The ground floor of the primary front facade shall comply with “Section 155-3.9.4 Storefronts”.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE PERMITTED

USES VC TC VC TC1 TC2

COMMERCIAL (CONT’D) Food and beverage uses shall be permitted subject to the following provisions: Food & Beverage R R • No on-street parking shall be counted as required parking for food and service takeout restaurants.

• Shall be subject to Table 3.5.2-F Storefront requirements. Office R R • Ground floor office is subject to a 100 ft. separation in TC1 and VC.

Farmer’s Markets are subject to the following regulations: • Operation of the Farmers’ Market shall be limited as follows: • A maximum of two days per week for six hours each day. • Hours of operation are between 10:00 a.m. and 7:00 p.m., including set-up and clean-up. • 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 Open Air Retail R R and any other use that will operate at the same time as the Farmers’ Market. • 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 8: Parking Standards”. • 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. • Loudspeakers, live music and sound enhancement devices are prohibited, unless approved as a Conditional Use.

Animal hospital is subject to the following regulations: • Shall front on a primary arterial. R R • 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.

Specialized Retail Commercial Garage shall only be authorized as a Special Exception, subject to the following S regulations: • Shall front on a primary arterial.

Medical marijuana dispensary, subject to the regulations of “Section 155-10.5 Medical Marijuana R R Dispensary”.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE USES IN PERMITTED INSTITUTIONAL Environmental (Nature Preserve) or Estate Preservation Lots are permitted subject to the following: • Shall be in compliance with “Section 155-4.4 Institutional Districts”. • On lots of minimum 25 contiguous acres with frontages on primary, secondary and/ or tertiary streets, permitted uses are: • 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 a conservation easement for the estate preservation lot is approved and recorded by the Township. • The preservation and/or enhancement of a 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 a guarantee for the permanent preservation of the principal historic structure is provided. • Permitted uses are further regulated as follows: • The adaptive reuse of the principal historic structures and accessory structures may include facilities with associated offices, subject to: • 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. • On-site parking shall be provided as specified in “Article 8: Parking Stan- dards”. Environmental R • Educational events for the general public, subject to: • A maximum of 125 daily visitors permitted. • On-site parking, including visitor parking shall be provided as specified in “Article 8: Parking Standards”. • Outdoor events with outdoor amplified music, such as special exhibits, fairs, galas, retreats and performances, subject to: • A maximum of 12 events per year. • 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. • Any amplified sound source shall be directed away from adjacent residences and comply with the Township Noise Ordinance, Chapter 105. • No activity, including temporary parking, associated with such events can take place within 100 feet of property lines. • 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. • 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.

Public Schools R Public Schools are subject to a 150’ perimeter setback and a 75’ ft. landscape buffer. Permitted subject to the following regulations: • Secondary and subordinate to the primary use. • Does not alter the character of the property as established by the primary use. Cultural & Recreational • If a site contains on-site parking facilities, parking and vehicle loading shall be provided Institutional Accessory R on-site Use • Outdoor recreational hours are limited to between 8:00 a.m. and 8:00 p.m. • Loudspeakers, live music and sound enhancement device are prohibited. • Institutions shall designate a staff member responsible for oversight of cultural and recreational institutional accessory uses.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE USES IC PERMITTED INSTITUTIONAL Environmental (Nature Preserve) or Estate Preservation Lots are permitted subject to the following: • Shall be in compliance with “Section 155-4.4 Institutional Districts”. • On lots of minimum 25 contiguous acres with frontages on primary, secondary and/ or tertiary streets, permitted uses are: • 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 a conservation easement for the estate preservation lot is approved and recorded by the Township. • The preservation and/or enhancement of a 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 a guarantee for the permanent preservation of the principal historic structure is provided. • Permitted uses are further regulated as follows: • The adaptive reuse of the principal historic structures and accessory structures may include facilities with associated offices, subject to: • 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. • On-site parking shall be provided as specified in “Article 8: Parking Stan- dards”. Environmental R • Educational events for the general public, subject to: • A maximum of 125 daily visitors permitted. • On-site parking, including visitor parking shall be provided as specified in “Article 8: Parking Standards”. • Outdoor events with outdoor amplified music, such as special exhibits, fairs, galas, retreats and performances, subject to: • A maximum of 12 events per year. • 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. • Any amplified sound source shall be directed away from adjacent residences and comply with the Township Noise Ordinance, Chapter 105. • No activity, including temporary parking, associated with such events can take place within 100 feet of property lines. • 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. • 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.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE USES IC PERMITTED INSTITUTIONAL Club or Lodge | Community Center / Senior Center | Museum or Community Art Center • Shall be in compliance with “Section 155-4.4 Institutional Districts”. Recreational • Expansions of permitted uses may be authorized, subject to the following regulations: R Establishments • Additions are not permitted to exceed 50% of the total existing building area. • Shall have direct access onto a primary, secondary or tertiary street. This requirement shall not apply to properties with a minimum of 10 acres.

Permitted subject to the following regulations: • Secondary and subordinate to the primary use. • Does not alter the character of the property as established by the primary use. Cultural & Recreational • If a site contains on-site parking facilities, parking and vehicle loading shall be provided Institutional Accessory R on-site Use • Outdoor recreational hours are limited to between 8:00 a.m. and 8:00 p.m. • Institutions shall designate a staff member responsible for oversight of cultural and recreational institutional accessory uses.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE USES IE PERMITTED RESIDENTIAL Student homes shall only be permitted, subject to the following regulations: • A maximum of three students per dwelling is permitted • A maximum of one student per bedroom in any dwelling unit. • A maximum of 40% of the dwelling units in a multi-family building may be occupied as student home units, up to a maximum of 20 units. Student Housing R • The student home units shall be leased or owned by a college or university that is an accredited educational institution. • Parking required for student home units shall be as specified in “Table 8.1 Minimum Parking Requirements”. • 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.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE USES IE PERMITTED INSTITUTIONAL Environmental (Nature Preserve) or Estate Preservation Lots are permitted subject to the following: • Shall be in compliance with “Section 155-4.4 Institutional Districts”. • On lots of minimum 25 contiguous acres with frontages on primary, secondary and/ or tertiary streets, permitted uses are: • 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 a conservation easement for the estate preservation lot is approved and recorded by the Township. • The preservation and/or enhancement of a 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 a guarantee for the permanent preservation of the principal historic structure is provided. • Permitted uses are further regulated as follows: • The adaptive reuse of the principal historic structures and accessory structures may include facilities with associated offices, subject to: • 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. • On-site parking shall be provided as specified in “Article 8: Parking Stan- dards”. Environmental R • Educational events for the general public, subject to: • A maximum of 125 daily visitors permitted. • On-site parking, including visitor parking shall be provided as specified in “Article 8: Parking Standards”. • Outdoor events with outdoor amplified music, such as special exhibits, fairs, galas, retreats and performances, subject to: • A maximum of 12 events per year. • 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. • Any amplified sound source shall be directed away from adjacent residences and comply with the Township Noise Ordinance, Chapter 105. • No activity, including temporary parking, associated with such events can take place within 100 feet of property lines. • 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 from a nonresidential property along with a shuttle service to shuttle attendees to and from the event. • 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.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE USES IH PERMITTED INSTITUTIONAL Environmental (Nature Preserve) or Estate Preservation Lots are permitted subject to the following: • Shall be in compliance with “Section 155-4.4 Institutional Districts”. • On lots of minimum 25 contiguous acres with frontages on primary, secondary and/ or tertiary streets, permitted uses are: • 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 a conservation easement for the estate preservation lot is approved and recorded by the Township. • The preservation and/or enhancement of a 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 a guarantee for the permanent preservation of the principal historic structure is provided. • Permitted uses are further regulated as follows: • The adaptive reuse of the principal historic structures and accessory structures may include facilities with associated offices, subject to: • 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. • On-site parking shall be provided as specified in “Article 8: Parking Stan- dards”. Environmental R • Educational events for the general public, subject to: • A maximum of 125 daily visitors permitted. • On-site parking, including visitor parking shall be provided as specified in “Article 8: Parking Standards”. • Outdoor events with outdoor amplified music, such as special exhibits, fairs, galas, retreats and performances, subject to: • A maximum of 12 events per year. • 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. • Any amplified sound source shall be directed away from adjacent residences and comply with the Township Noise Ordinance, Chapter 105. • No activity, including temporary parking, associated with such events can take place within 100 feet of property lines. • 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. • 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.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE USES LI PERMITTED RESIDENTIAL Multi-family (large) shall be permitted subject to the following regulations: • Active ground floor commercial use is required. The floor area devoted to the ground Multi-Family (large) R floor commercial use shall be a minimum depth of 40 feet. • No single-use residential building shall be permitted. • The ground floor of the front facade shall comply with “Section 155-3.9.4 Storefronts”.

Shared Residence for the Elderly or the R Shall be in compliance with “Section 155-10.3 Shared Residences for the Elderly or the Disabled.” Disabled

HOTEL / LODGING Student homes shall only be permitted subject to the following regulations: • A maximum of three students per dwelling is permitted • A maximum of one student per bedroom in any dwelling unit. Student Housing R • A maximum of 40% of the dwelling units in a multi-family building may be occupied as student home units, up to a maximum of 20 units. • Minimum distance requirement from another approved student housing shall be 1,000 ft.

COMMERCIAL Adult Entertainment shall be subject to the following regulations: Adult Entertainment R • Not permitted within 1,000 feet of a public or private school. • Not permitted within 3,000 feet of another adult entertainment establishment.

Farmers Markets are subject to the following regulations: • Operation of the Farmers Market shall be limited as follows: • Hours of operation are between 10:00 a.m. and 7:00 p.m., including set-up and clean-up. • 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. Open Air Retail R • 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 8: Parking Standards”. • 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. • Loudspeakers, live music and sound enhancement devices are prohibited, unless approved as a Conditional Use.

Food and beverage uses shall be permitted subject to the following regulations: Food & Beverage R • No on-street parking shall be utilized for food and service take-out restaurants.

Mixed-Use shall be permitted subject to the following regulations: • Active ground floor commercial use is required. The depth of the space devoted to the ground floor commercial use shall be a minimum depth of 40 feet. Mixed-Use R • No single-use residential building shall be permitted. • The ground floor of the primary front facade shall comply with “Section 155-3.9.4 Storefronts”.

INDUSTRIAL • Medical marijuana grower/processor, shall be permitted by conditional use subject to the regulations of “Section 155-10.6 Medical Marijuana Processing”. General Industrial R/C • All industrial uses shall be screened with a 20-foot landscape buffer when abutting any non-industrial use adjacent to or within LI, according to “Section 155-3.10 Landscape Standards”. Storage & Distribution shall be permitted subject to the following regulations: Storage & Distribution R • Ground floor commercial use is required. • 80% of the ground floor of the front facade shall be devoted to storefront. DRAFT 5.0 DECEMBER 19, 2019 148 134 ARTICLE 155-5: USE STANDARDS

TABLE 5.3 USE REGULATIONS (CONTINUED)

USE USES MC PERMITTED COMMERCIAL

Health & Medical P/R Shall be in compliance with “Section 155-6.1”

Medical marijuana dispensary is permitted subject to the regulations of “Section 155-10.5 Med- Specialized Retail R ical Marijuana Dispensary”.

INSTITUTIONAL Public schools shall be developed according to the requirements of the Institutional Educational Public Schools R District, Table 4.4.3.B.

USE PERMITTED USES BMMD1 BMMD2 BMMD3 BMMD1 BMMD2 BMMD3

RESIDENTIAL Shared Residence for the Elderly or the Dis- R R R Shall be in compliance with “Section 155-10.3 Shared Residences for the Elderly or the Disabled”. abled

HOTEL / LODGING

The adaptive reuse of an existing building for a hotel, limited to a maximum of 55 guest rooms. Hotels R 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. COMMERCIAL

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 Health and Medical R R 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.

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

Medical marijuana dispensary, subject to the regulations of Specialized Retail R R “Section 155-10.5 Medical Marijuana Dispensary”.

INSTITUTIONAL

Public schools shall be developed according to the requirements of the Institutional Educa- Public Schools R R R tional District, Table 4.4.3.B.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE USES RHR PERMITTED RESIDENTIAL Multi-family (small) shall be permitted subject to the following restrictions: • No single-use residential building shall be permitted. • Active ground floor commercial use required. The floor area devoted to the ground Multi-Family (small) R floor commercial use shall be a minimum depth of 40 feet. • The ground floor of the primary front facade shall comply with “Section 155-3.9.4 Storefronts”. Multi-family (large) shall be permitted subject to the following restrictions: • No single-use residential building shall be permitted. • Active ground floor commercial use required. The floor area devoted to the ground Multi-Family (large) R floor commercial use shall be a minimum depth of 40 feet. • The ground floor of the primary front facade shall comply with “Section 155-3.9.4 Storefronts”.

Medical marijuana dispensary, subject to the regulations of “Section 155-10.5 Medical Marijuana Specialized Retail R Dispensary”.

Food & Beverage R Excludes a drive-through facility.

Mixed-Use shall be permitted subject to the following regulations: • Active ground floor commercial use is required. The depth of the space devoted to the ground floor commercial use shall be a minimum depth of 40 feet. Mixed-Use R • No single-use residential building shall be permitted. • The ground floor of the primary front facade shall comply with “Section 155-3.9.4 Storefronts”.

INSTITUTIONAL Public schools shall be developed according to the requirements of the Institutional Educational Public Schools R District, Table 4.4.3.B.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE PERMITTED USES BMV2 BMV1 BMV3 BMV4 BMV2 BMV1, BMV3, BMV4

RESIDENTIAL Single-Family Housing R (detached) Not permitted at grade on buildings fronting Duplex / Twin R Lancaster Avenue and Bryn Mawr Avenue. Rowhouse R • Active ground floor commercial use is required. The floor area devoted Multi-Family (small) R to the ground floor commercial use shall be a minimum depth of 40 feet. Multi-Family (large) R Live-Work R Shall only be authorized subject to the following restrictions: • A minimum lot area of 1,200 square Long-Term Care R feet shall be provided for each bed. Facility • Not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue

HOTEL / LODGING

Student homes shall only be authorized as a special exception, subject to the following regulations: Student homes shall only be authorized as • Not permitted at grade on buildings a special exception, subject to the following fronting Lancaster Avenue and Bryn regulations: Mawr Avenue. • A maximum of three students per • A maximum of three students per dwelling is permitted. dwelling is permitted. • A maximum of one student per bed- • A maximum of one student per bedroom in any dwelling unit. room in any dwelling unit. • A minimum of 1,500 square feet of • A minimum of 1,500 square feet of floor area per dwelling, exclusive of floor area per dwelling, exclusive of basements, garages and accessory basements, garages and accessory Student Housing S S buildings, is required. buildings, is required. • A special exception authorized a • A special exception authorized a student home shall expire without student home shall expire without further action by the Township unless further action by the Township unless the use is registered in conformity the use is registered in conformity with Chapter 92 of the Lower Merion with Chapter 92 of the Lower Merion Code. Code. • Minimum distance requirement from • Minimum distance requirement from another approved student home in another approved student home in any zoning district shall be 500 feet. any zoning district shall be 500 feet. • A maximum of 40% of the dwelling units in a multi-family building may be occupied as student home units, up to a maximum of 5 units.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE PERMITTED USES BMV2 BMV1 BMV3 BMV4 BMV2 BMV1, BMV3, BMV4

COMMERCIAL Food & Beverage R Excludes a drive-through facility.

May be authorized as a conditional use subject to compliance with the following regulations: • A lot width of not less than 60 feet at the building line shall be provided for every building hereafter erected or used. • Not more than 40% of the area of each lot may be occupied by buildings. • 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. • 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. • There shall be a rear yard, the depth Only permitted at grade on buildings fronting of which shall be at least 25 feet. Lancaster Avenue and Bryn Mawr Avenue if the • Where a property abuts a residence separation between these uses is at least 300 district, there shall be a buffer area linear feet, measured from the closest property along the district boundary line within Office C R lines as a pedestrian would walk. However, the BMV2 District, the depth of which when the use is limited only to portions of the shall be at least 20 feet measured building more than 50 feet from the Lancaster from the district boundary line. Avenue or Bryn Mawr Avenue right-of-way, this Where such a line is along a street, shall not apply. 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. • Not more than 70% of the area of each lot may be covered with impervious surfaces. • The height of any building shall not exceed 38 feet.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE PERMITTED

USES BMV2 BMV1 BMV3 BMV4 BMV2 BMV1, BMV3, BMV4

COMMERCIAL

Medical marijuana dispensary: • Subject to the supplemental regulations in “Section 155-10.5 Medical Marijuana Dispen- sary”.

Teaching or Research Facility, Bank, Dance, Music, Personal Fitness and Art Studios: • 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 Specialized Retail R 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. • Drive-through facilities are not permitted.

Funeral Homes may be authorized as a conditional use, subject to the following regulations: • Not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue. Mixed-Use shall be permitted subject to the following regulations: • Active ground floor commercial use is required. The depth of the space Mixed-Use R devoted to the ground floor commercial use shall be a minimum depth of 40 feet. • No single-use residential building shall be permitted.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE PERMITTED

USES BMV2 BMV1 BMV3 BMV4 BMV2 BMV1, BMV3, BMV4

INSTITUTIONAL

May be authorized as a conditional use subject to compliance with the following regulations: • A lot width of not less than 60 feet at the building line shall be provided for every building hereafter erected or used. • Not more than 40% of the area of each lot may be occupied by buildings. • 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 College / University C and the street line. • 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. • There shall be a rear yard, the depth of which shall be at least 25 feet. • 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 Private Schools C in the buffer zone may be permitted when authorized as a separate conditional use. • Not more than 70% of the area of each lot may be covered with impervious surfaces. • The height of any building shall not exceed 38 feet.

Private schools shall be developed according to the requirements of the Institutional Educa- tional District, Table 4.4.3.A.

Public schools shall be developed according to the requirements of the Institutional Educa- Public Schools R R tional District, Table 4.4.3.B.

Religious S S Shall only be authorized as a special exception per Article 11.

CIVIL SUPPORT

May be authorized as a conditional use subject to compliance with the following Municipal Service C regulations: Not permitted at grade on buildings fronting Lancaster Avenue and Bryn Mawr Avenue.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE PERMITTED

USES RCA CAD- BCR CAD- BV CAD- CAD-RCA CAD-BCR CAD-BV

RESIDENTIAL

Residential uses are subject to the following regulations: • The use is limited to a Rowhouse R R R lot(s) fronting on the portion of St. Asaphs Road located between Con- shohocken State Road and a point in the center line of St. Asaphs Road measured approximately 642 feet southwesterly from the intersection • Residential uses are • Residential uses are not of the center lines of not permitted on the Multi-Family (small) R R R permitted on the ground Belmont Avenue and St. ground floor of buildings floor of buildings facing Asaphs Road: facing City Avenue, Bala City Avenue. • No buildings or struc- Avenue, or Cynwyd Road. • Active ground floor com- tures shall be permitted • Active ground floor commercial use is required. within the first 50 feet of mercial use is required. The floor area devoted the curbline. The floor area devoted to the ground floor com- • Only residential uses to the ground floor commercial use shall be a are permitted within the mercial use shall be a minimum depth of 40 first 100 feet of the cur- minimum depth of 40 feet. bline. The one-hundred- feet. foot restriction may be reduced to 80 feet if the nonresidential portion of the building facing St. Multi-Family (large) R R R 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.

Residential uses are not permitted on the ground floor of Live-Work R buildings facing City Avenue, Bala Avenue, or Cynwyd Road.

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TABLE 5.3 USE REGULATIONS (CONTINUED)

USE PERMITTED

USES RCA CAD- BCR CAD- BV CAD- CAD-RCA CAD-BCR CAD-BV

COMMERCIAL

Food & Beverage R R Excluding a drive-through facility.

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: • 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. • 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. • No entertainment use shall be permitted if any other Retail R R R 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.

Athletic fields, skating rinks, and bowling alleys, subject to the following separation requirements:. • The above-mentioned 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. • 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.

Medical marijuana dispensary, subject to the regulations in Specialized Retail R “Section155-10.5 Medical Marijuana Dispensary”.

CIVIL SUPPORT

Any municipal parking structure shall be exclusively limited to passenger vehicles or Municipal Service P P R vehicles having a gross vehicle weight rating of no greater than 7,500 pounds.

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INTENTIONALLY BLANK

DRAFT 5.0 DECEMBER 19, 1572019 ARTICLE 6: SPECIAL DISTRICTS

158 144 ARTICLE 155-6: SPECIAL DISTRICTS

155-6.1 MEDICAL CENTER DISTRICT (MC)

6.1.1 Intent 6.1.1.a. It is hereby declared as a matter of public policy that the logical, orderly and appropriate expansion and development of health care facilities in the Township, in order to meet the long-range health care needs of the community, are public necessities and are in the interests of the health, prosperity and welfare of the people of Lower Merion Township. To that end, a separate zoning district is hereby created for the following purposes: 6.1.1.a.i. To recognize the locations and types of health care and related uses in Lower Merion Township and to encourage the development of expanded health care facilities. 6.1.1.a.ii. To provide for the development or further development of large parcels of land to service the health care needs of the community while assuring a harmonious relationship between such health care uses and abutting neighborhoods. 6.1.1.a.iii. To encourage long-range planning for health care facilities due to the unique impact of expansion on the provision of public services. 6.1.1.a.iv. To recognize that medical facilities are large-scale developments, dynamic and prone to change. 6.1.1.a.v. To recognize that medical facilities have a significant impact on the health, safety, welfare and economic development of the community by virtue of their function and their need for growth and expansion. 6.1.1.a.vi. To recognize the need to provide for change in the health care facilities within the institutions themselves and to allow the community to anticipate and plan for the impact of those changes. 6.1.1.a.vii. To acknowledge that medical facilities have historically been permitted within residentially zoned districts in Lower Merion Township because such facilities, when properly planned and developed, are not incompatible with such districts and provide the immediate benefit of proximity to those living in nearby communities who may have the need for emergency care.

6.1.2 District Established 6.1.2.a. In the MC Medical Center District, the regulations set forth in this article shall apply.

6.1.3 Area, width, and bulk regulations shall be according to “Table 6.1 MC Medical Center District” and the following: 6.1.3.a. Impervious surface, Floor Area Ratio (FAR), lot and building area and open space of a single lot, may exceed the requirements according to “Table 6.1 MC Medical Center District”, provided such excess does not cause the resulting total of all land within the district and subject to a common covenant to exceed the requirements according to “Table 6.1 MC Medical Center District”. 6.1.3.b. All impervious surface exceeding 28% requires the applicant to recharge the increase in stormwater runoff volume for a twenty-five-year storm. 6.1.3.c. Open space is further regulated as follows: 6.1.3.c.i. No more than 50% of the common open space shall be comprised of designated flood hazard districts or slopes in excess of 25%. 6.1.3.c.ii. Any area designated as common open space shall be no less than one acre or less than 75 feet in width or have a ratio of the longest to shortest dimension exceeding four to one, except where such areas serve as public pedestrian links and/or preserve a viewshed or scenic corridor. 6.1.3.c.iii. There shall be no more than four noncontiguous common open space areas. Common open space areas separated by a driveway shall be considered a single common open space area.

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6.1.3.c.iv. The common open space may be used for the following: 6.1.3.c.iv.(1). Woodland, meadow, wetland, watercourse or similar conservation-oriented area. 6.1.3.c.iv.(2). Park, pedestrian trails, or outdoor recreation area. 6.1.3.c.iv.(3). Stormwater management facilities, open field or lawn. 6.1.3.c.v. Common open space shall not include streets, driveways, and off-street parking areas. 6.1.3.d. Height, density and setback requirements shall be as specified in“S ection 155-3.3 Building Height” and shall be as shown in “Table 6.1 MC Medical Center Form Standards”. 6.1.3.d.i. In determining the mean level of the ground or the lowest level of the ground surrounding the building, the following may be excluded: openings in the foundation wall which provide for ingress and egress and/or light and air; openings up to 25 feet in length providing access to required underground parking spaces; openings required to comply with the building exit provisions in the building and fire code; and, openings required for ventilation wells or shafts to comply with the mechanical code. 6.1.3.d.ii. Chimneys, enclosed stairwells, roofed and unenclosed roof terraces and roof trellises, and uninhabitable ornamental building features, may be allowed to exceed maximum building height up to an additional twelve feet, and occupy a maximum 20 percent of roof area. 6.1.3.d.iii. Mechanical equipment on a roof shall be enclosed by parapets of the minimum Building Height necessary or other means to screen it from abutting streets and adjacent properties at ground level and may extend above the maximum height as specified. 6.1.3.e. Perimeter setback. The minimum setback for buildings or portions thereof up to 65 feet in height shall be 125 feet from the district boundary and any street right-of-way. 6.1.3.e.i. Where buildings or portions of buildings are higher than 65 feet, the minimum setback for such buildings or portions of buildings between 65 feet and 75 feet shall be an additional 7.5 feet for each one foot of height above 65 feet. 6.1.3.e.ii. Where buildings or portions of buildings are higher than 75 feet, the additional setback for such buildings or portions above 75 feet shall be an additional five feet for each one foot of height above 75 feet.

6.1.4 Uses 6.1.4.a. Uses shall be according to “Table 5.1 Uses” and further regulated by “Article 10: Supple- mental Use Regulations”. 6.1.4.b. The following accessory uses are permitted when associated with or in support of the primary health care mission of a medical facility: 6.1.4.b.i. Medical and administrative offices, medical laboratory, special medical treatment facility, patient hostel, hospital staff dormitory, employee daycare center, ambulance service and parking.

6.1.5 Vehicular Access & Parking 6.1.5.a. All vehicular access (ingress and egress) for uses in this district shall be provided by direct driveway connections to primary arterial streets except as set forth below. 6.1.5.b. Construction of a driveway or road for vehicular access to a secondary, tertiary or minor public road is permitted by conditional use, where Township design and location standards can be met, only as follows: 6.1.5.b.i. Emergency access - obstruction. Use of this access point shall be limited to occasions when the Lower Merion Township Police Department has determined that all access points from and to a primary arterial street have been obstructed due to accident or other emergency event. When such an obstruction occurs, use of this access by emergency vehicles shall not require Lower Merion Police Department approval. Use of the emergency access at other times shall be denied by a barrier or gate the design of which shall be subject to the approval of the Board of Commissioners.

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6.1.5.b.ii. Emergency access - emergency vehicles. Use of this access point by a police vehicle, fire engine or ambulance shall be limited to ingress only when responding to an emergency that requires immediate access to the hospital. Conditional use of the emergency access point by ambulances will be granted only upon demonstration that actual past ingress delays, to be remedied by the proposed use of the emergency access point, have impaired patient health and safety. 6.1.5.b.iii. Employee access. Use of this access point by up to 10% or 250 employees of the Medical Center District, whichever is less, shall be permitted by conditional use only in the event the FAR in the district exceeds 0.4. 6.1.5.c. Special conditions. In addition to the general requirements for conditional use approval contained in “Section 11.1.6: Conditional Uses” an application for conditional use authorizing emergency and/or employee access as set forth in “Section 6.1.5.b” above shall demonstrate compliance with the following criteria: 6.1.5.c.i. A traffic impact study shall be performed and submitted with the conditional use application. The Township Engineer shall determine the scope of the study and the assumptions utilized. The traffic impact study shall specifically address impacts on nearby residents, schools, parks, places of worship and other public facilities. The traffic generated by the proposed access shall not result in a level of service lower than C at adjacent intersections. If the level of service is already below a C, the additional traffic shall not lower such level of service or increase the average delay by more than ten seconds per vehicle per approach on adjacent streets and/or adjacent intersections. 6.1.5.c.ii. No conditional use approval under Subsection 6.1.5.b above shall be granted for any access to a secondary, tertiary or minor road until the applicant has demonstrated that they have reasonably pursued all road access alternatives. 6.1.5.d. Parking required. The uses permitted in the MC Medical Center District shall provide the minimum parking spaces as set forth below. Uses not listed below shall provide the minimum parking spaces as required in “Article 8: Parking Standards”. At-grade, above- or below-ground parking and loading facilities shall be permitted. 6.1.5.d.i. Medical center and hospital: One off-street parking space shall be provided per 600 square feet of gross habitable floor area. 6.1.5.d.ii. Medical clinic and health clinic: One off-street parking space shall be provided per 300 square feet of gross habitable floor area. 6.1.5.d.iii. Medical office buildings: One off-street parking space shall be provided per 300 square feet of gross habitable floor area. 6.1.5.d.iv. Medical laboratory: One off-street parking space shall be provided per 600 square feet of gross habitable floor area. 6.1.5.d.v. Special medical treatment facility: One off-street parking space shall be provided per 400 square feet of gross habitable floor area. 6.1.5.d.vi. Patient hostel: One off-street parking space per guest room and one parking space per employee of the largest shift. 6.1.5.d.vii. Hospital staff dormitory: One off-street parking space per student or employee. 6.1.5.d.viii. Employee daycare center: One off-street parking space per faculty/staff member or volunteer. The daycare center shall have one queuing space dedicated to dropoff-pickup for every 10 participants in the daycare center.

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6.1.6 Covenant 6.1.6.a. In the event an applicant seeks a building permit to develop a lot subject to the provisions of this article and the lot does not meet the minimum area requirements set forth herein, the applicant shall first record a covenant in a form approved by the Township Solicitor and executed by the lot owners seeking to join such lots together for common use and development, the terms of which shall include the following: 6.1.6.a.i. A description of the area to be subjected to the covenant, which area shall not be less than the minimum lot area as required in this district and shall be entirely within the MC Medical Center District. 6.1.6.a.ii. A covenant that the properties may not be separately transferred so as to reduce the District below the minimum area requirements set forth herein or otherwise render any lot nonconforming to the provisions of this code or in violation of any provision of the Township Code. 6.1.6.a.iii. A covenant that the properties within the area subject thereto shall be used, developed and occupied only in conformance with the provisions of this chapter, as the same may from time to time be amended.

6.1.7 Buffer Regulations 6.1.7.a. Where a lot in a Medical Center District abuts an existing single-family residential use or district, a screening buffer not less than 75-feet wide shall be provided along the abutting lot lines. However, a screening buffer is not required along primary street frontages. The requirements and standards for screening buffers (except the minimal width) shall be the same as for those set forth in Chapter 101 of the Code of the Township of Lower Merion, entitled “Natural Features Conservation.” This section shall apply to an existing use only upon the further development thereof, the required buffer to be provided adjacent to the residential use or district affected by such further development.

6.1.8 Sound Level Limitations 6.1.8.a. Sound levels in this district shall not exceed the background sound level by more than 10 dBA between the hours of 8:00 a.m. and 8:00 p.m. and five dBA between the hours of 8:00 p.m. and 8:00 a.m. when measured from any residentially zoned property immediately outside the district. This section shall not apply to sound levels associated with emergency vehicles, construction noise or emergency generator testing between the hours of 8:00 a.m. and 6:00 p.m., or the use of emergency generators during periods of loss of power.

6.1.9 Exterior Lighting 6.1.9.a. Exterior lighting shall be designed to limit both light trespass onto adjacent residential properties and light pollution into the sky. The illumination level shall be no more than 0.3 foot-candle measured either vertically or horizontally at a height of five feet above grade from adjacent residential properties. Lighting shall be designed to shield the source of illumination and to prevent glare on adjacent residential properties through the use of either “cutoff” or “full cutoff” type luminaires and low brightness light sources.

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TABLE 6.1 MEDICAL CENTER DISTRICT (MC) DIMENSIONAL STANDARDS (1)

Area, Width & Bulk (Lot Occupation) Notes Lot Width n/a 1 See Sections 6.1.3.a and 6.1.6. Lot Area 50 acres min. (2) 2 Subject to “Section 6.1.3.a.”, no single lot shall have an area less than 15,000 sq. ft. Impervious Coverage 40% max. 3 The total building area shall include parking structures. Building Area 25% max. (3) 4 Per setback regulations in “Section 6.1.3.e.” Open Space 50% min.

Setbacks Principal Building Perimeter (up to 6 stories or 125 ft. min. (4) 65 ft.)

Building Height (max.) Principal 10 stories (4) (or 105 ft.) Intensity FAR 0.45 max. (1)

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155-6.2 BRYN MAWR MEDICAL DISTRICT (BMMD)

6.2.1 Intent 6.2.1.a. In the interest of the public health, safety and welfare, the provisions of this article are intended: 6.2.1.a.i. To recognize the need to provide for the special requirements of health care and related uses in Lower Merion Township and surrounding communities. 6.2.1.a.ii. To provide for the logical, orderly and appropriate expansion and development of health care and related uses to meet the long-term health care needs of the community. 6.2.1.a.iii. To recognize the density of development of surrounding areas and ensure the harmonious relationship of health care and related uses with the surrounding neighborhoods, in accordance with “Section 6.2.5 Development Design Standards”. 6.2.1.a.iv. To encourage long-range planning for health care facilities due to the unique impact of expansion on the provision of public services. 6.2.1.a.v. To recognize that medical facilities are large-scale, dynamic developments. 6.2.1.a.vi. To recognize that medical facilities have a significant impact on the health, safety, welfare and economic development of the community by virtue of their function and their need for growth and expansion, in accordance with “Section 6.2.5 Development Design Standards”. 6.2.1.a.vii. To recognize the need to provide for change in the health care facilities and to allow the community to anticipate and plan for the impact of those changes, in accordance with “Section 6.2.5 Development Design Standards”.

6.2.2 Area, width, and bulk regulations shall be according to “Table 6.2 BMMD Bryn Mawr Medical District” and the following: 6.2.2.a. Tracts designated BMMD-2 and BMMD-3 6.2.2.a.i. The primary pedestrian access point to nonresidential buildings shall face onto the street right-of-way, rather than onto rear or side parking lots or alleys. Secondary access points may be located along other facades. 6.2.2.a.ii. Parking lots, loading areas, and driveways are discouraged in the front yard, but are permitted when enclosed with an architectural feature along the right-of-way line, including but not limited to a seat wall, pedestrian arcade, pergola, or planting area that achieves a similar visual quality. 6.2.2.b. Covered areas for patient dropoff and pickup at medical uses are not considered part of the building for setback and coverage purposes. 6.2.2.c. Enclosed pedestrian bridges connecting medical uses across public rights-of-way shall be permitted on tertiary and minor roads. The pedestrian bridges shall be limited to one per street frontage. 6.2.2.d. Impervious surface shall be regulated according to “Table 6.2 BMMD Bryn Mawr Medical District” and the following: 6.2.2.d.i. Public plazas, and/or similar site amenities, and underground parking below a public plaza, shall not be included in the calculation of impervious surface. 6.2.2.e. Building height shall be regulated according to “Table 6.2 BMMD Bryn Mawr Medical District” and the following: 6.2.2.e.i. The first floor elevation of a Building at a Frontage shall be established at the midpoint of the front property line, and may extend a maximum of two and a half (2.5) feet above the lowest point of the sidewalk grade. A finished floor elevation more than (2.5) feet above the lowest point of the sidewalk grade shall be considered the second floor.

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6.2.2.e.ii. In determining the mean level of the ground or the lowest level of the ground surrounding the building, the following may be excluded: openings in the foundation wall which provide for ingress and egress and/or light and air; openings up to 25 feet in length providing access to required underground parking spaces; openings required to comply with the building exit provisions in the building and fire code; and, openings required for ventilation wells or shafts to comply with the mechanical code. 6.2.2.e.iii. Building Height shall not include the height of parapets, chimneys, spires and similar projections or rooftop equipment housing, provided that they do not exceed 18 feet in height or occupy more than 40% of the roof area. 6.2.2.e.iv. The maximum height of the portion of any building within the BMMD District located adjacent to an existing one- or two-family dwelling in MDR shall be according to “Table 6.2 BMMD Bryn Mawr Medical District”. 6.2.2.f. Floor area ratio shall be regulated according to “Table 6.2 BMMD Bryn Mawr Medical District”. 6.2.2.g. Building area shall be regulated according to “Table 6.2 BMMD Bryn Mawr Medical District”. 6.2.2.h. Buffer regulations. 6.2.2.h.i. In all BMMD Districts, a use permitted in “Table 5.1 Uses” shall maintain a twenty-foot-wide landscape buffer along the side and rear property lines abutting a property devoted to single-family detached residential use. The width of the landscape buffer required by this paragraph may be reduced to no less than five feet if a solid fence or wall eight feet in height is erected within the buffer area no less than five feet from the property line. In addition, the following regulations shall apply: 6.2.2.h.i.(1). In a BMMD-2, where a street separates a nonresidential use within the District from a residential use in a residential zoning district, a six-foot-wide buffer shall be provided between any building and the street. This buffer shall be in addition to required street trees. This area shall be planted with a combination of accent low-level plants such as shrubs, perennials, ornamental grasses, and ground covers located in groupings and may include a wall. Plantings shall not obstruct a pedestrian’s view of or access to the first floor windows, door openings and sidewalks. Breaks in the planting area to accommodate vehicular and pedestrian access are permitted. 6.2.2.h.i.(2). In a BMMD-3, where a street separates a nonresidential use within the District from a residential use in a residential zoning district, a landscape buffer shall be provided along the street line for a depth of 150 feet. In lieu of a landscape buffer, such area may be developed with a permitted residential use. 6.2.2.h.i.(3). Any lot which becomes vacant through the removal of a structure for any reason other than during the land development approval process or construction of a new facility shall be screened from all abutting public streets by planting street trees and providing a six-foot-wide landscaped area with a continuous row of two-foot-high shrubs. 6.2.2.i. Density requirements. A minimum lot area of 1,250 square feet is required for each dwelling unit. When a lot contains both residential and nonresidential uses, the residential density shall be based on the total lot area that contains both uses.

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6.2.3 Uses 6.2.3.a. Uses shall be according to “Table 5.1 Uses” and further regulated by “Article 10: Supple- mental Use Regulations”. 6.2.3.b. Accessory uses are permitted on the same lot with a permitted use within the BMMD Dis- trict, including surface, above ground or below ground parking structures. 6.2.3.c. The following accessory uses are permitted when associated with or in support of the primary health care mission of a medical facility: 6.2.3.c.i. Medical and administrative offices, medical laboratory, special medical treatment facility, patient hostel, hospital staff dormitory, employee daycare center, ambulance service and parking.

6.2.4 Parking and street access requirements 6.2.4.a. Parking required. The uses permitted in the BMMD District shall provide the minimum parking spaces as set forth below. Uses not listed below shall provide the minimum parking spaces as required in “Article 8: Parking Standards”. At-grade, above- or below-ground parking and loading facilities shall be permitted. 6.2.4.a.i. Medical center and hospital: One off-street parking space shall be provided per 600 square feet of gross habitable floor area. 6.2.4.a.ii. Medical clinic and health clinic: One off-street parking space shall be provided per 300 square feet of gross habitable floor area. 6.2.4.a.iii. Medical office building: One off-street parking space shall be provided per 300 square feet of gross habitable floor area. 6.2.4.a.iv. Medical laboratory: One off-street parking space shall be provided per 600 square feet of gross habitable floor area. 6.2.4.a.v. Special medical treatment facility: One off-street parking space shall be provided per 400 square feet of gross habitable floor area. 6.2.4.a.vi. Patient hostel: One off-street parking space per guest room and one parking space per employee of the largest shift. 6.2.4.a.vii. Hospital staff dormitory: One off-street parking space per student or employee. 6.2.4.a.viii. Daycare center: One off-street parking space per faculty/staff member or volunteer. The daycare center shall have one queuing space dedicated to dropoff-pickup for every 10 participants in the daycare center. 6.2.4.a.ix. Changing an existing nonresidential use to another use or uses permitted in the BMMD does not require additional parking, provided that: 6.2.4.a.ix.(1). The existing structure will be a mixed-use building; 6.2.4.a.ix.(2). The new use requires a maximum of 15 additional parking spaces above what the existing use currently requires; and 6.2.4.a.ix.(3). Any exterior changes to the building comply with the District development design standards. 6.2.4.b. Location of required parking. 6.2.4.b.i. Required parking spaces for any use located within the BMMD may be located either on the lot, or on any lot within the District. Required parking is also permitted off site, outside the BMMD, provided that the distance between the exterior wall of the parking structure in which the space is located or the edge of the surface parking lot and the exterior of building served thereby does not exceed 1,000 feet. 6.2.4.b.ii. Surface parking lots and loading areas shall be placed between a structure and a rear lot line whenever possible. 6.2.4.b.ii.(1). On a corner lot, if surface parking and loading cannot be behind a structure or otherwise screened from view as described in ”Section 6.2.4.c.ii”, then the parking shall be located: [a]. Along the street with the least amount of commercial activity; or [b]. Along the street with the least amount of pedestrian activity.

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6.2.4.c. Parking design and screening requirements. 6.2.4.c.i. If surface parking and loading areas are visible from the street frontage, then a fence, wall or plantings shall be provided to maintain the street edge and screen views of the parked cars. 6.2.4.c.ii. Parking and loading areas, excluding driveway access areas, shall be screened from any adjacent pedestrianway by planting street trees and providing a six-foot-wide landscaped area with a continuous row of two-feet-high shrubs, or a fence or wall. 6.2.4.c.iii. The primary front facade of a parking structure visible from a public or private street or pedestrianway shall be pedestrian-oriented and scaled and designed to relate to adjacent active commercial facades. 6.2.4.d. Shared parking. Shared parking for public and/or private use is encouraged. 6.2.4.d.i. When land uses on adjacent parcels create shared parking areas with circulation paths and access points that are under common ownership or controlled by a reciprocal easement agreement, the collective parking requirements for development on those properties shall equal the sum of the individual parking requirements at the greatest single peak hour of the combined uses. 6.2.4.d.ii. Documentation based on standards from the most recent edition of the Insti- tute of Transportation Engineers (ITE) parking generation publication identifying the peak hour uses shall be submitted in a parking study and approved by the Township Engineer. 6.2.4.d.iii. Documentation confirming the ownership and/or management arrangement shall be submitted prior to the Board approving a final plan application and shall be subject to the Board’s approval. 6.2.4.e. On-street parking. Provided the new or rehabilitated building or buildings comply with the development design standards herein, legal on-street parking along the parcel’s street frontage may be counted toward the development’s minimum parking requirements. 6.2.4.f. Bicycle parking. Convenient bicycle facilities shall be provided as follows: 6.2.4.f.i. All parking facilities containing between 10 and 50 parking spaces shall provide at least four bicycle parking spaces. 6.2.4.f.ii. All parking facilities containing more than 50 parking spaces shall provide one bicycle parking space for each 20 automobile parking spaces in excess of the first 50 spaces in the facility. Not more than 20 bicycle parking stalls shall be required for any one facility. 6.2.4.f.iii. Bicycle parking facilities shall be so located as to be safe from motor vehicle traffic and secure from theft. 6.2.4.g. Loading. 6.2.4.g.i. 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. If these areas are located adjacent to residential uses/zoning districts, then they shall be screened from view. Noise, sound and odors associated with these uses shall not be discernible at the property line. 6.2.4.g.ii. Buildings and structures, excluding parking structures, shall provide adequate area for loading/unloading. 6.2.4.h. The required parking for nonresidential uses permitted under “Table 5.1: Uses” shall gain ingress and egress from primary, secondary or tertiary arterial roads as set forth on the Official Highway Map of the Township, unless there is no safe driveway location in the opinion of the Township Engineer, in which case the minimum ingress and egress necessary may occur from a minor road.

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6.2.5 Development Design Standards 6.2.5.a. Purpose 6.2.5.a.i. The purpose of this section is to require buildings that are visible from street frontages, and all facades of parking structures that are visible from residential dwelling units, be pedestrian-oriented in design. For such buildings and parking structures, entrances should be oriented toward the streets, sidewalks and public accessways. Requirements for orientation and primary entrances for such buildings are intended to: 6.2.5.a.i.(1). Provide for convenient, direct, and accessible pedestrian access to and from public sidewalks, transit facilities, residential and commercial uses; 6.2.5.a.i.(2). Provide a safe, pleasant and enjoyable pedestrian experience by connecting activities between buildings and within a structure to the adjacent sidewalk and/or transit stop; and 6.2.5.a.i.(3). Promote use of pedestrian and mass transit modes of transportation to access residential and nonresidential facilities. 6.2.5.a.ii. The preservation and rehabilitation of existing buildings and structures is encouraged in order to create diversity of development, accent pedestrian-scale activity, and to preserve the character of the Township’s neighborhoods. 6.2.5.a.iii. Preliminary plan application shall comply with all applicable design standards contained in this article and the Township’s Subdivision and Land Develop- ment Code. 6.2.5.a.iv. In granting preliminary or final plan approval for any development in the BMMD District, the Board may waive applicability of any provisions of the Subdivision and Land Development Code which may be in conflict with the purposes of this section in the context of any specific application. 6.2.5.a.v. As condition(s) of preliminary or final plan approval, the Board may provide for variation or waiver of specific design standards established in the Subdivision and Land Development Code. The applicant requesting variation in design standards shall submit drawings, models or plans to demonstrate the purpose and potential impact of the request, including alternatives if specified by the Board. The applicant wishing to have any design standard varied shall bear the burden of proof in justifying the appropriateness of such variation. The applicant shall be required to post bond after final plan approval to insure compliance with the decision and any conditions imposed by the Board. 6.2.5.b. Building orientation and primary entrance. 6.2.5.b.i. General standards. All new and rehabilitated buildings and parking structures that are visible from the street frontage shall comply with the following standards: 6.2.5.b.i.(1). Buildings shall be designed with public access points and signage facing the street and sidewalk. 6.2.5.b.i.(2). The facade treatment of walls facing residential uses or residential zoning districts shall be similar to the primary front facade along the pedestrian-oriented street. 6.2.5.b.ii. Primary building entrances shall be articulated and visible from the street. 6.2.5.b.ii.(1). Building entrances shall incorporate arcades, roofs, porches, alcoves, awnings or other similar devices that protect pedestrians from the sun and rain. 6.2.5.b.ii.(2). If the building has frontage on more than one street, the building shall provide a primary entrance oriented toward the higher classification street or a single entrance to the corner where two streets intersect. 6.2.5.b.iii. To the greatest extent feasible, if a single lot is redeveloped any new vehicular access point shall be located on a side lot line and shared with adjacent lots.

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6.2.5.b.iv. Driveways, parking areas and traffic circulation patterns shall be designed as shared facilities whenever feasible. The design of these elements shall create a unified site plan between the lots. The goal is to gain parking efficiencies, reduce the number of access points and improve internal and external vehicular circulation patterns. 6.2.5.b.v. When one or more lot(s) are redeveloped such that 150 feet or more of new building facade is constructed along the primary front facade, an accessway or some method of access shall be provided to reach available shared parking facilities located on the same lot. 6.2.5.c. Architectural design standards. The architectural design standards have been incorporated into this district to ensure that the size and proportions of new buildings and other related improvements relate to the scale of the existing structures, especially at the street level. All requirements in this section apply to buildings and portions of buildings that are visible from the street frontage, and all facades of a parking structure that are visible from a public way or a residential dwelling unit. 6.2.5.c.i. Buildings and other related improvements. 6.2.5.c.i.(1). If the subject property is listed on the Township’s historic inventory or within a local and/or national historic district, the new construction shall be compatible with the character of that building/district in compliance with Chapter 88 of the Township Code and the Secretary of the Interior Standards for Rehabilitation. 6.2.5.c.i.(2). All buildings shall articulate the line between the ground and upper levels with a cornice, canopy, balcony, arcade, material change or other visual device. 6.2.5.c.i.(3). The massing of all buildings shall be deemphasized in a variety of ways, including but not limited to the use of projecting and recessed elements such as porches, windows, roof dormers, mullion articulation, and facade fenestration, or a change in brick coursing, to reduce their apparent overall bulk and volume, to enhance visual quality and contribute to human-scaled development. Any walls with less than 25% of clear windows shall be articulated by any of the following: [a]. Details in masonry courses. [b]. The provision of blank window openings trimmed with frames, sills and lintels. [c]. Variations in materials. [d]. Projections and/or recesses. [e]. Landscaping elements where setbacks are required. 6.2.5.c.i.(4). For uses permitted under “Table 5.1 Uses”, second story and above of primary front facades shall contain a minimum of 50% of the horizontal width of the facade as clear windows. [a]. Clear window openings shall be vertical, at least twice as high as the width of those openings. [b]. To the extent possible, individual window units in the upper stories shall be vertically aligned with the location of window and doors on the ground level. 6.2.5.c.i.(5). Buildings shall he topped with either pitched roofs with overhanging eaves or flat roofs with articulated parapets and cornices. 6.2.5.c.i.(6). Pitched roof material may include slate (either natural or man- made), shingle (either wood or asphalt composition) and metal formed to resemble standing seams or other similar materials.

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Specifically prohibited are white, tan or blue shingles, and corrugated plastic or metal. Fascias, dormers and gables or similar architectural features shall be employed to provide visual interest. 6.2.5.c.i.(7). Exterior wall materials may include stucco, wood clapboard (including imitation clapboard siding with the exception of aluminum siding), stone, glass, terra cotta, metal, or brick of a shape, color and texture as that found within the adjacent neighborhood. Specifically prohibited shall be white, tan or any type of painted brick or T-111 or other similar plywood siding. All forms of exposed concrete block shall be prohibited, except on walls not visible from street frontages or adjacent residential dwelling units. The Board may approve a prohibited material if it can be demonstrated that the material can be installed to have the same appearance and texture as any of the approved materials. 6.2.5.c.i.(8). Grade-level exterior doors that swing onto a public walkway that is less than six feet wide shall be set into the building to avoid conflict with pedestrians. Doors swinging out that project into a pedestrian walkway shall include a barrier to prohibit doors from swinging into pedestrians. If the barrier is located in the street right-of-way, authorization shall be obtained from the authority having jurisdiction. 6.2.5.c.i.(9). Mechanical and other rooftop equipment shall be screened with a wall or other barrier that is consistent with the architectural design standards in this article. 6.2.5.c.i.(10). All mechanical equipment shall be sound insulated to reduce the decibel level of such equipment. Sound levels in this district shall not exceed the background sound level by more than 10 dBA between the hours of 8:00 a.m. and 8:00 p.m. and five dBA between the hours of 8:00 p.m. and 8:00 a.m. when measured from any residentially zoned property. This section shall not apply to sound levels associated with construction noise or emergency generator testing between the hours of 8:00 a.m. and 6:00 p.m., or the use of emergency generators during periods of loss of power. 6.2.5.c.ii. The applicant shall prepare a manual of design guidelines which shall illustrate and describe the architectural design standards for the proposed construction. Said manual shall be submitted at the time of submission of the preliminary plan or at the time of conditional use submission, whichever shall first occur. 6.2.5.c.iii. The Board may, by conditional use, approve the use of architectural concepts and designs which differ from those set forth above, if the applicant demonstrates to the satisfaction of the Board that such concepts and designs are in furtherance of the legislative intent of this article and of this subsection, and that such concepts and designs are consistent with the manual of design guidelines. 6.2.5.c.iv. Public walkways shall: 6.2.5.c.iv.(1). Be constructed of brick, concrete, concrete pavers, stamped col-

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ored concrete or integral colored concrete with brick borders. 6.2.5.c.iv.(2). Be constructed of consistent materials within a block. 6.2.5.c.iv.(3). Have a minimum unobstructed width of six feet. 6.2.5.c.iv.(4). Create a completely linked network of walkways connecting transit stops, commercial centers, institutional facilities and residential uses including parks and other open space areas. 6.2.5.c.iv.(5). Not be used for exterior storage.

6.2.6 Landscaping 6.2.6.a. Landscaping for the Bryn Mawr Medical District shall be provided in accordance with Sections: 101-7, 101-8, 101-9A(2), 101-9B(2) and (3), 101-9C through F, 101-10 and 101-11. Section 101-9A(1)5 shall apply to adjoining residential uses on residential zoned properties only. 6.2.6.b. Street trees. 6.2.6.b.i. Street trees shall be planted by the applicant along all public rights-of-way in compliance with Chapter 128 of the Township Code. In locations where healthy and mature trees exist that comply with the street tree requirements, additional plantings are not required. 6.2.6.b.ii. Street trees shall be at least three- to three-and-one-half-inch caliper when planted and shall be spaced at intervals no greater than 40 feet along the public/pedestrian right-of-way. 6.2.6.b.iii. Mature street trees shall be limbed up from the sidewalk to six feet to enhance pedestrian safety. 6.2.6.b.iv. Street tree species are to be selected from those provided in Chapter A177. 6.2.6.b.v. The method of planting (in grates, planters or tree pits) for street trees shall be approved by the Township Arborist. 6.2.6.b.vi. Every effort shall be made to save street trees that are healthy and have not reached the end of their useful life.

6.2.7 Covenant 6.2.7.a. In the event an applicant seeks a building permit to develop a lot subject to the provisions of this Article and the lot does not meet the minimum area requirements set forth herein, the applicant shall first record a covenant in a form approved by the Township Solicitor and executed by the lot owners seeking to join such lots together for common use and development, the terms of which shall include the following: 6.2.7.a.i. A description of the area to be subjected to the covenant, which area shall not be less than the minimum lot area as required in this district and shall be entirely within the BMMD Bryn Mawr Medical District. 6.2.7.a.ii. A covenant that the properties may not be separately transferred so as to reduce the District below the minimum area requirements set forth herein or otherwise render any lot nonconforming to the provisions of this code or in violation of an provision of the Township Code. 6.2.7.a.iii. A covenant that the properties within the area subject thereto shall be used, developed and occupied only in conformance with the provisions of this chapter, as the same may from time to time be amended.

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TABLE 6.2 BRYN MAWR MEDICAL DISTRICT (BMMD) DIMENSIONAL STANDARDS

Lot Occupation Notes Lot Width n/a 1 See “Section 6.2.2.i.” Lot Area See note (1) 2 The impervious surface may exceed the maximum permitted on such lot, provided it is subject to a common covenant (2) Impervious Coverage as set forth in Section 6.2.7 and such excess does not cause the impervious surfaces on all lots within such district and BMMD-1 80% max. subject to the common covenant to exceed such maximum. BMMD-2 & 3 85% max. 3 The building area on any single lot within the BMMD Building Area (3) District may exceed the maximum permitted on such lot, provided it is subject to a common covenant as set forth BMMD-1 60% max. in Section 6.2.7, and provided such excess does not cause BMMD-2 & 3 75% max. the building area on all lots within such district and subject to the covenant to exceed the maximum. Open Space n/a 4 When a permitted nonresidential use or aboveground Setbacks parking structure in the BMMD District is across the street from a residential use in LDR or MDR, the minimum front BMMD-1 yard setback in the BMMD District shall be 50 feet. Street (Buildings up to 65 ft. 30 ft. min. When a permitted residential use in the BMMD District in height) is across the street from a residential use in LDR or MDR, Street (Buildings over 65 ft. 120 ft. min., plus 1 ft. for the minimum front yard setback in the BMMD District shall in height) each 1 ft. above 65 ft.) be 10 feet. 5 When across the street from a residential use in a residen- BMMD-2 tial district the minimum standards shall apply. See note Front (min.) 0 ft. (4) 4 above.

Front (max.) 12 ft. (5) 6 Shall be 25 feet minimum where non-residential use abuts single-family detached residential use or shall be 10 feet (6) Side 0 or 10 ft. min. where a residential use abuts a residential use.

(7) Rear 0 7 Shall be 25 feet minimum when a non-residential use BMMD-3 abuts a single-family detached residential use and 25 feet minimum for single-family residential use. Front (min.) 0 ft. (4) 8 The maximum height of any building at the right-of-way Side 0 or 10 ft. min. (6) line shall not exceed three stories or 45 ft., unless there is a minimum of 90 feet between the facing building or Rear 0 (7) buildings across the street right-of-way and the proposed Building Height (max.) (8) building, in which case the maximum height at the right- of-way line shall not exceed 60 ft. Portions of the building (9) Building: BMMD-1 14 stories or 140 ft. exceeding these limits shall be set back a minimum of 12 Building: BMMD-2 & 3 6 stories or 60 ft. feet from the right-of-way line. Parking (structured) 5 stories or 50 ft. 9 Per setback regulations Abutting MDR1 (10) 10 The separation applies from the proposed building to the nearest residential property line. 25 ft.-40 ft. separation 3 stories or 35 ft. 11 May be 50 ft. if rowhouse serves as a buffer 40 ft.-60 ft. separation 4 stories or 45 ft. 60+ ft. separation 5 stories (max. height 140 ft.) Rowhouse 3 stories or 45 ft. (11) Floor Area Ratio (FAR) FAR: BMMD-1 2.2 max. FAR: BMMD-2 2.0 max. FAR: BMMD-3 0.85 max.

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155-6.3 ROCK HILL ROAD DISTRICT (RHR)

6.3.1 Purpose and applicability 6.3.1.a. General purpose. The Rock Hill Road District (RHR) is established to encourage the redevelopment of the existing underutilized industrial corridor into an economically dynamic, attractive gateway to Lower Merion Township. The RHR is designed to promote the health, safety and welfare of the citizens of Lower Merion Township by using pedestrian-oriented design; promoting mixed-use redevelopment that is attractive and appropriate to the area; protecting existing natural features; and improving traffic flow and pedestrian and vehicular safety. These general goals and objectives include the following specific purposes: 6.3.1.a.i. Welcome residents, visitors and workers to the Township, providing an attractive destination and link between the residential areas near the corridor and the Schuylkill Expressway, Schuylkill River and Manayunk Neighborhood of Philadelphia; 6.3.1.a.ii. Encourage location-efficient, pedestrian-oriented design and development consistent with high standards of architecture and design; 6.3.1.a.iii. Support new development that includes a diverse mix of pedestrian-compatible, higher density residential and nonresidential uses, expand economic development opportunities and minimize distances between destinations by requiring linked pedestrianways and pedestrian-oriented access; 6.3.1.a.iv. Provide incentives for the creation of mixed-use structures in keeping with the character and scale of the corridor, while using development design guidelines to promote compatibility of uses and stimulate pedestrian activity; 6.3.1.a.v. Maintain a scale, balance and variety of residential, nonresidential and recreational uses; 6.3.1.a.vi. Promote the livability and identity of the corridor as a neighborhood by providing for dwellings, offices and other workplaces, recreational amenities and neighborhood-scale retail in close proximity to each other; 6.3.1.a.vii. Enhance the visual character and physical comfort of the district by minimizing pedestrian and vehicular conflicts and encouraging the ability of pedestrians to walk or cyclists to bike to uses within the corridor and beyond; 6.3.1.a.viii. Promote the smooth and safe flow of vehicular traffic through the corridor while reducing cut-through traffic in the neighboring residential districts; 6.3.1.a.ix. Protect existing natural features, including Gully Run Creek, a direct tributary to the Schuylkill River which runs through the corridor; 6.3.1.a.x. Encourage subsurface parking in non-floodplain areas, and shared parking; 6.3.1.a.xi. Promote the increase and attractiveness of landscaped areas; and 6.3.1.a.xii. Connect RHR to the Township’s park system and developing waterfront open spaces, including pedestrian trails along the Schuylkill River.

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6.3.2 Lot Occupation: Standards for development shall be according to “Table 6.3 Rock Hill Road District (RHR) Dimensional Standards” and the following: 6.3.2.a. Newly platted Lots shall comply with standards in “Section 155-3.4 Lot Occupation”. 6.3.2.b. A Building shall be located in relation to the edge of the public right of way, with setbacks as shown in “Table 6.3 Rock Hill Road District (RHR) Dimensional Standards”. 6.3.2.c. A Pedestrianway is required on all street frontages. The Pedestrianway: 6.3.2.c.i. Shall have an unobstructed width of 10 feet. 6.3.2.c.ii. Shall be separated from the from the curbline by a minimum ten-foot-wide planted strip. The distance may be modified as the sidewalk approaches a common property line as necessary to allow the free flow of pedestrian and bicycle traffic to an existing pedestrianway on an adjacent property. In accordance with Section 135-24 of the SALDO Code, the Board of Commissioners shall have the right to require the landowner to provide such easement as is reasonably necessary so that if a pedestrianway on an adjacent parcel does not, as of the date of a development of a parcel, comply with these development design standards but is later brought into compliance, the landowner’s pedestrianway can be connected to the complying pedestrianway on the adjacent parcel. 6.3.2.c.iii. Should contribute to a completely linked network of pedestrianways connecting residential and non-residential uses. 6.3.2.c.iv. Shall not be used for exterior storage. 6.3.2.c.v. Shall not be used for outdoor seating for food and drink establishments and pedestrian-oriented accessory uses, such as sales display for flowers, small shops, and food or drink stands are permitted. 6.3.2.c.vi. Adjustments to the Pedestrianway requirements of the district may be sought by process of Conditional Use. 6.3.2.d. Building Frontage shall be according to “Table 6.3 Rock Hill Road District (RHR) Dimen- sional Standards”. Pedestrian access ways to rear lot parking areas shall be spaced not more than 300 feet apart. 6.3.2.e. Streetscreens: 6.3.2.e.i. Streetscreens shall be located along the same plane as the building Façade or Elevation. 6.3.2.e.ii. Streetscreens for off-street parking shall be according to “Article 8: Parking Standards”. 6.3.2.e.iii. The gaps between Building Facades along the Frontage Line shall be filled with a Streetscreen. 6.3.2.e.iv. Exceptions to the streetscreen requirements include: 6.3.2.e.iv.(1). Where a courtyard or garden may be accessed from the street. 6.3.2.e.iv.(2). Access to parking according to ”Section 8.5.3”.

6.3.3 Building Configuration shall be according to “Table 6.3 Rock Hill Road District (RHR) Dimensional Standards” and the following: 6.3.3.a. Entries and signage shall face the Street or the corner at a Street intersection. 6.3.3.b. Projections shall be allowed as specified in ”Section 155-3.6 Projections”. 6.3.3.c. Building Height shall be as specified in”S ection 155-3.3 Building Height” and shall be as shown in “Table 6.3 Rock Hill Road District (RHR) Dimensional Standards”. 6.3.3.c.i. The first floor elevation of a Building at a Frontage shall be established at the midpoint of the front property line, and may extend a maximum of two and a half (2.5) feet above the lowest point of the sidewalk grade. A finished floor elevation more than two and a half (2.5) feet above the lowest point of the sidewalk grade shall be considered the second floor. At Building interior side or rear dimension from grade to first floor may range.

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6.3.3.c.ii. Chimneys, enclosed stairwells, roofed and unenclosed roof terraces and roof trellises, spires and uninhabitable ornamental Building features, may be allowed to exceed maximum building height up to an additional 12 feet, and occupy a maximum 20 percent of roof area. 6.3.3.c.iii. Mechanical equipment on a roof shall be enclosed by parapets of the minimum Building Height necessary or other means to screen it from abutting streets and adjacent properties at ground level and may extend above the maximum height as specified. 6.3.3.d. Front yard setback in this district shall be measured from the curbline directly in front of the property. 6.3.3.d.i. Where the distance from the right-of-way line to the closest slope exceeding 25% is equal to or less than 100 feet, the minimum front yard setback is 20 feet, or the street right-of-way line, whichever is farther from the curbline. 6.3.3.d.ii. Where the distance from the right-of-way line to the closest slope exceeding 25% is greater than 100 feet, the minimum front yard setback is 30 feet. 6.3.3.e. A minimum of 80% ground floor street frontage shall be devoted to storefront in accordance with “Table 3.5.2.F Facade Types: Storefront” with window space, public access points and signage facing the street and sidewalk.

6.3.4 Fences and Walls shall be according to “Section 155-3.7 Fences and Walls” and the following: 6.3.4.a. Fence type shall be regulated by district and as specified in “Table 3.7.2 Fence Type by District”. 6.3.4.b. Fence Height shall be according to “Table 3.7.1 Fence Height”. 6.3.4.c. The Height of Retaining Walls shall be according to “Section 155-3.7 Fences and Walls”.

6.3.5 Use restrictions and standards shall be according to “Article 5: Uses” and the following: 6.3.5.a. 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 a sidewalk pedestrian passage of six feet is unobstructed. 6.3.5.b. Accessory uses are permitted on the same lot with a permitted use, including parking structures, but specifically excluding off-track betting parlors and slot parlors.

6.3.6 Access and Parking shall be according to “Article 8: Parking Standards”. 6.3.6.a. Driveways shall be designed to directly connect the street to parking areas to the side or rear of a building, and no driveway shall be permitted in front of a building. 6.3.6.b. Only one curb cut/driveway is permitted on each street frontage of each lot. However, a second curb cut/driveway may be permitted in order to facilitate shared parking access on adjacent lots. 6.3.6.c. Areas used for loading or trash receptacle purposes shall be located in the rear of, or inside the buildings. 6.3.6.d. If areas used for loading or trash receptacle purposes are located adjacent to residential uses or residential zoning districts, then they shall be screened from view. Noise, sound and odors associated with these uses shall not be discernible at the property line.

6.3.7 Architecture Standards: 6.3.7.a. Buildings shall demonstrate compliance with the architectural standards in “Section 155- 3.9 Architecture Standards” and with regard to Parking Structures, the following: 6.3.7.a.i. Shall have a separate pedestrian entrance 6.3.7.a.ii. The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure’s facade. 6.3.7.a.iii. That part of a parking garage that is not concealed behind a Liner shall have a Façade that conceals all internal elements such as plumbing pipes, fans, ducts. 6.3.7.a.iv. Exposed concrete spandrel panels shall be prohibited when visible from a public way.

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

6.3.8 Signs shall be as per “Article 9: Sign Standards”.

6.3.9 Landscape Standards: 6.3.9.a. Where a parcel abuts a residential use in a residential zoning district, there shall be a 20 ft. buffer area, along the district boundary line in compliance with “Section 155-3.10 Landscape Standards”. 6.3.9.b. Views into any lot which becomes vacant through the removal of a structure shall be screened by planting street trees and providing a six-foot wide landscaped area with a continuous row of shrubs with a height of at least two-feet. The greening standards set forth in “Section 155-3.10 Landscape Standards” and Chapter 135, Subdivision and Land Development “Section 135-41.4 Greening Standards” shall apply. 6.3.9.c. Properties on which the existing Gully Run flume is located shall to the extent feasible enhance the waterway with natural plantings along the bank and incorporate the flume into the landscape design of the development.

6.3.10 Ambience Standards: Noise and lighting 6.3.10.a. Noise and lighting regulations shall be according to “Section 155-3.11 Ambience Stan- dards”.

6.3.11 Steep slope provisions. 6.3.11.a. “155-7.4 Steep Slopes Overlay District” shall not apply within the RHR. 6.3.11.b. Disturbance of steep slopes and/or stony land steep soils with slopes in excess of 25%, is permitted only where necessary to stabilize areas which are remnants of previous non-coal industrial surface mining activity that predate July 20, 1977. Any such disturbance shall be the minimum necessary, in the opinion of the Township Engineer, to stabilize the sloped areas and in accordance with a stabilization plan approved by the Township Engineer. All freestanding structures, buildings and substantial improvements (with the exception of driveways and utilities when no other location is feasible) are prohibited on slopes of 25% or greater.

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TABLE 6.3 ROCK HILL ROAD DISTRICT (RHR) DIMENSIONAL STANDARDS

Lot Occupation (see “Section 155.3.4 Lot Occupation”) Notes Lot Area None 1 Where a parcel abuts a residential use in a residential zoning district, there shall be a 20’ landscape buffer area, along Lot Width 20 ft. min. the district boundary line in compliance “Section 155-3.10 Landscape Standards”. Impervious Coverage 60% Primary Frontage 70% 2 See “Section 6.3.3.d.”

Setbacks (1) 3 A maximum of two stories may be devoted to residential use.

Principal Building Front 20 ft. min. (2)

Side 15 ft. min. Rear 25 ft. min.

Building Height (max.) (see “Section 155-3.3 Building Height”) Principal Building (3) 2 stories min. / 5 stories max. Accessory Building n/a Accessory Structure 1 story up to 15 ft. Frontage Yard Type (see “Section 155-3.5 Frontages”) Common Yard Not Permitted Fenced Yard Not Permitted Shallow Yard Not Permitted Urban Yard Permitted Pedestrian Forecourt Permitted Vehicular Forecourt Permitted

Facade Types (see “Section “55-3.5 Frontages”) Porch Not Permitted Stoop Not Permitted Common Entry Not Permitted Arcade / Colonnade Not Permitted Gallery Not Permitted Storefront Permitted

Parking (see “Article 8: Parking Standards” and “Section 155- 6.3.6”)

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155-6.4 BRYN MAWR VILLAGE DISTRICT (BMV)

6.4.1 Purpose; division into four districts. 6.4.1.a. 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: 6.4.1.a.i. Encourage economic development while maintaining the traditional main street environment. 6.4.1.a.ii. Protect existing residential neighborhoods. 6.4.1.a.iii. Establish a walkable community by promoting pedestrian-oriented streets and pedestrian-scaled buildings. 6.4.1.a.iv. Encourage lively, human-scaled activities within a mix of residential, commercial, cultural and other uses separately or in the same building. 6.4.1.a.v. Ensure a vibrant street life by encouraging active ground floor retail, and discouraging certain uses on Bryn Mawr and Lancaster Avenues. 6.4.1.a.vi. Promote the reuse of existing structures in a manner that maintains the historic and visual character architecture and building scale of the neighborhood. 6.4.1.a.vii. Reduce auto dependency by promoting transit ridership, bicycling and walking. 6.4.1.a.viii. Accommodate parking in a convenient and unobtrusive manner and encourage shared parking, where possible. 6.4.1.a.ix. Promote residential uses in upper stories. 6.4.1.a.x. Concentrate commercial uses on the ground level of mixed-use buildings. 6.4.1.b. 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 No. 1 (BMV1), the Bryn Mawr Village District No. 2 (BMV2), the Bryn Mawr Village District No. 3 (BMV3), and the Bryn Mawr Village District No. 4 (BMV4). The regulations pertain- ing to each district have a commonality and for that reason the regulations are combined under this single Section.

6.4.2 Lot Occupation: 6.4.2.a. Build-to Line shall be the street right-of-way and shall be regulated according to “Table 6.4 Bryn Mawr Village District (BMV) Dimensional Standards” and the following: 6.4.2.a.i. A building may be set back from the Build-to Line 10 feet 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 Section 6.4.2.d. below. 6.4.2.a.ii. Primary pedestrian access shall be placed along the Build-to Line and not the rear or side of the building. Additional pedestrian access points may be located along other facades. 6.4.2.a.iii. 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 dropoff area in front of its primary entrance. 6.4.2.b. Impervious surface shall be regulated according to “Table 6.4 Bryn Mawr Village District (BMV) Dimensional Standards”. 6.4.2.c. Open area. 6.4.2.c.i. “Open area” for purposes of this 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. 6.4.2.d. Greening standards. In the BMV1, BMV2, BMV3 and BMV4 Village Districts the greening standards set forth in Chapter 135, Subdivision and Land Development at, “Section 135- 41.4 Greening Standards” shall apply.

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6.4.2.e. 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. 6.4.2.f. Building height shall be regulated according to “Table 6.4 BMV Bryn Mawr Village District”. Building height cannot exceed the measure in stories or in feet, whichever is lower, unless otherwise provided for in this article. 6.4.2.g. Floor area ratio shall be regulated according to “Table 6.4 Bryn Mawr Village District (BMV) Dimensional Standards”.

6.4.3 Buffer area. 6.4.3.a. 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 Bryn Mawr Village District, as set forth below: 6.4.3.a.i. Where the district boundary line abuts a residential use in a residential zoning district, the depth of the buffer shall be at least 20 feet. 6.4.3.a.ii. 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 curbline. Other than the required street trees, the plantings shall not exceed 30 inches in height. 6.4.3.a.iii. Where the district boundary line is a railroad right-of-way, the depth of the buffer area may be reduced to 15 feet from the railroad right-of-way. When part of a land development application, the Board of Commissioners may by conditional use authorize a further reduction in the buffer area, provided that the following standards are met: 6.4.3.a.iii.(1). The applicant shall establish by credible evidence that the average elevation of the proposed development site within 15 feet of the railroad right-of-way is at least seven feet higher than the elevation of the railroad tracks. 6.4.3.a.iii.(2). The applicant shall establish by credible evidence that the residential structures on the opposite side of the railroad right- of-way in the area where the proposed buffer area is being reduced shall be no closer than 75 feet from said right-of-way. 6.4.3.a.iii.(3). The applicant shall establish by credible evidence that the development utilizes the maximum available shared parking spaces provided by “Section 6.4.6 Parking and loading.” 6.4.3.a.iii.(4). The applicant shall establish by credible evidence that the views from and to adjacent properties, including views of and from the rail line, are visually screened by a lesser buffer area or alternative technique, such as the installation of a vegetative/topiary fence, wall or other appropriate design element. The applicant for the conditional use shall have the burden of demonstrating that approval of the conditional use is consistent with and promotes the relevant purposes of this article and that the buffer reduction will not adversely affect the public health, safety and welfare specifically with respect to drainage, light, noise, air quality, natural features of the land, and neighborhood aesthetic characteristics. 6.4.3.a.iv. 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 feature that satisfies the purpose of the buffer requirement may be used in addition to the plantings.

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6.4.3.a.v. There may not be more than one vehicular entrance and one vehicular exit through the buffer area to any street. 6.4.3.a.vi. Any lot which becomes vacant through the removal of a structure for any reason shall be screened from all abutting public streets by shade trees and a minimum six-foot-wide landscaped area with a continuous row of two-foot- high shrubs. 6.4.3.b. 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.

6.4.4 Height and density increases. 6.4.4.a. Height and density may be increased above the base standard, according to “Table 6.4 BMV Bryn Mawr Village District” and shall comply with any one of the following options: 6.4.4.a.i. Reserved for affordable housing. 6.4.4.a.ii. 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. 6.4.4.a.iii. Underground parking. If at least 15% of the required parking is below grade, the FAR may be increased by up to 0.2. 6.4.4.a.iv. Green roof. If a building is constructed with a green roof, the FAR may be increased by up to 0.2. 6.4.4.b. The height of a parking structure in a BMV3 District may be increased up to a maximum height of 55 feet without limiting the number of stories, subject to the following requirements: 6.4.4.b.i. 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. 6.4.4.b.ii. A parking structure may not front on or gain access from Lancaster Avenue or Bryn Mawr Avenue. 6.4.4.b.iii. 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. 6.4.4.b.iv. The maximum height of any building wrapping the parking structure shall be four stories or 50 feet, whichever is lower, with a 15 foot stepback above any portion of the building over 38 feet, if the building is more than 75 feet from a residentially zoned property. 6.4.4.c. If two height and density increases permitted above are used, the FAR may be increased by up to 0.4 over the base FAR, according to “Table 6.4 BMV Bryn Mawr Village District”.

6.4.5 Uses 6.4.5.a. Uses shall be according to “Table 5.1 Uses” and “Table 5.3 Use Regulations” and further regulated by “Article 10: Supplemental Use Regulations” and the following: 6.4.5.a.i. BMV2: 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. 6.4.5.a.ii. BMV1, BMV3, BMV4: Accessory uses are permitted on the same lot with a permitted use, including parking structures, fitness centers and daycare centers, but specifically excluding off-track betting parlors and slot parlors.

6.4.6 Parking and loading. 6.4.6.a. The parking and loading provisions of “Article 8: Parking Standards” shall apply in the Bryn Mawr Village Districts, except where in conflict with the provisions below: 6.4.6.b. General standards. 6.4.6.b.i. Additional parking in the Bryn Mawr Village District is not required for an expansion to existing buildings if the expansion complies with Bryn Mawr Village District regulations and the building is on a lot smaller than 3,000 square feet.

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6.4.6.b.ii. Changing a nonresidential 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: 6.4.6.b.ii.(1). The new use requires not more than 15 additional parking spaces above that required by the existing use; and 6.4.6.b.ii.(2). Any exterior changes to the building comply with the development design standards in “Section 6.4.7 Development design standards.”. 6.4.6.b.iii. All other single and mixed-use developments in the Village District shall provide parking spaces according to the following ratios: 6.4.6.b.iii.(1). Single-family dwelling unit: 1.5 spaces per unit. 6.4.6.b.iii.(2). Single-family dwelling units exceeding two bedrooms: 2.0 spaces per unit. 6.4.6.b.iii.(3). Student home single-family dwelling unit: 3.0 spaces per unit. Student home units shall not be permitted to utilize any of the off-site parking provisions in Subsections D and E below. 6.4.6.b.iii.(4). Affordable or workforce housing, each single-family dwelling unit: 1.0 space per unit. 6.4.6.b.iii.(5). Continuing care facility for the elderly, each single-family dwelling unit: 1.0 space per unit. 6.4.6.b.iii.(6). Commercial (retail, restaurant, office, etc.): 4 spaces per 1,000 square feet. 6.4.6.b.iii.(7). Hotel: 1 space per room. 6.4.6.b.iii.(8). Theater: 1 space per 5 seats. This parking requirement may be met by counting off-site metered spaces in a municipal parking lot within 900 feet of the theater use. Each metered space may only be counted once for theater use when this parking provision is utilized. 6.4.6.b.iii.(9). Fitness center: 5 spaces per 1,000 square feet. 6.4.6.b.iii.(10). All other uses: 4 spaces per 1,000 square feet of floor area. 6.4.6.c. Surface parking. 6.4.6.c.i. Vehicular access to surface parking shall be from an alley or side street where possible. 6.4.6.c.ii. Surface parking and exterior loading areas shall be placed between the structure and rear lot line and shall comply with the following standards: 6.4.6.c.ii.(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 vehicular traffic or along the street with the least amount of pedestrian activity. 6.4.6.c.ii.(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 Pennsyl- vania Uniform Construction Code. 6.4.6.c.ii.(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 to three feet. 6.4.6.c.ii.(4). Off-street surface parking shall not extend more than 70 feet in width along any street frontage without being interrupted by an outdoor cafe, landscaped garden or public plaza with seating. 6.4.6.c.ii.(5). Parking and exterior loading areas shall be buffered from any adjacent pedestrian way by planting street trees and providing a six-foot-wide landscaped area with a continuous row of two-

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foot-high (minimum) shrubs, or a fence or seating wall not less than two feet and no more than three feet high. Shrubs shall be maintained at a height of two feet to three feet. 6.4.6.d. Parking structures. 6.4.6.d.i. Except in BMV2 District, a parking structure shall be: 6.4.6.d.i.(1). Placed underground; or 6.4.6.d.i.(2). The facade facing a street shall be wrapped with other permitted uses, such as retail or residential. 6.4.6.d.ii. In all Bryn Mawr Village Districts a parking structure shall comply with the following: 6.4.6.d.ii.(1). Sloping floors and bare slabs shall not be visible from any public street except at access points; and 6.4.6.d.ii.(2). Vehicular access to parking structures shall be from side streets or alleys wherever possible. 6.4.6.d.iii. Every facade 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 6.4.7 Development design standards.”. 6.4.6.e. Off-site and shared parking. 6.4.6.e.i. Parking requirements may be met using off-site parking, subject to the following requirements: 6.4.6.e.i.(1). On-street parking spaces directly in front of the building may be counted to comply with the required parking. 6.4.6.e.i.(2). All off-site required parking shall be located within 1,000 feet of the proposed building. 6.4.6.e.i.(3). The applicant shall demonstrate that they have entered into a perpetual agreement with the property owner providing the required parking spaces. 6.4.6.e.i.(4). The applicant shall demonstrate that the off-site parking spaces are not required parking for another building. 6.4.6.e.ii. Shared use of parking spaces for a building containing both residential and nonresidential uses shall be permitted using the peak demand calculations listed in “Table 8.2.1 Mixed Use & Shared Parking”. 6.4.6.f. If adequate on-site parking is not available, the parking requirements for uses in existing and expanded mixed-use buildings may be met by designating currently undesignated metered public parking spaces in a municipal parking lot within 900 feet of the use, measured from lot line to the center of the public parking lot. Each public parking space may only be counted once when this parking provision is utilized. A maximum of 10 parking spaces in public parking lots may be designated under this section. Public parking spaces may not be designated for uses in 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. The provisions of this subsection shall not apply to parking required for a student home use. 6.4.6.g. Service parking and loading. 6.4.6.g.i. To the greatest extent feasible, areas used for loading or trash receptacle purposes shall not be located adjacent to residential uses or residential zoning districts. The minimum setback from a residential property line shall be 10 feet. Loading and trash receptacle areas shall be visually screened from view from any residential use or residential zoning district. 6.4.6.g.ii. 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 enclosure 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 shall be entirely screened by a fence or enclosure that is at least six feet high.

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6.4.7 Development design standards. 6.4.7.a. Purpose. The purpose of this section is to establish consistent requirements that promote pedestrian-oriented design and traditional Bryn Mawr Village character. Adherence to these standards will carry out the purposes of the district set forth in “Section 6.4.1 Purpose; division into four districts.” above, will encourage property maintenance and will preserve and enhance property values within the District. It has been clearly demonstrated that the economic success of a suburban commercial center is promoted by well maintained properties consistent in scale and appearance. The principles guiding the administration of these standards are as follows: 6.4.7.a.i. New buildings should complement the pattern of existing landmark structures and have a building fabric that relates to their site and surroundings. 6.4.7.a.ii. Buildings should respond at street level to a pedestrian scale. 6.4.7.a.iii. Emphasis should be provided at prominent locations to buildings: 6.4.7.a.iii.(1). With prominent facades that terminate view corridors; or 6.4.7.a.iii.(2). Whose corners are at gateway locations; or 6.4.7.a.iii.(3). That either surround or are surrounded by open space. 6.4.7.a.iv. New and existing development should have a consistent character. 6.4.7.a.v. Active ground floor uses should have multiple entrances and distinctive entrance treatments. 6.4.7.a.vi. Texture and variety should be provided through facade articulation and composition. 6.4.7.a.vii. Architectural expression should be provided in windows, doors, walls, and roofs. 6.4.7.a.viii. Pedestrian pathways should be provided that are safe and attractive. 6.4.7.a.ix. Street trees and shade trees should be employed to enhance development. 6.4.7.b. Facade articulation. Facade 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 rhythm, and relates to the human scale, without detracting from the overall sense of a consistent street wall. All new, renovated or expanded buildings shall comply with the following standards: 6.4.7.b.i. The main facade of buildings shall be designed to emphasize entryways, windows, corners, and vertical elements of the building facade, as well as other special features. 6.4.7.b.ii. The depth of the articulated elements shall fall within a range of two to five feet. 6.4.7.c. Facade composition. Facade composition is the arrangement of materials and details to distinguish the components of the building, particularly its base and top. All new, renovated or expanded buildings shall comply with the following standards: 6.4.7.c.i. All new building facades shall be built to the scale of the other buildings on the street. 6.4.7.c.ii. The design shall distinguish and emphasize the building’s base and top, and reinforce the scale of the street for the pedestrian. 6.4.7.c.iii. The proportion of the facade of a building built on a corner lot shall be most prominent on the primary street. 6.4.7.c.iv. All wall-mounted mechanical, electrical, communication, and service equipment, including satellite dishes and vent pipes, shall be screened from public view. 6.4.7.d. Ground floor facade. The ground floor is the primary zone of interaction for pedestrians on the street and includes the elements of uses, doorways, access points 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, renovated or expanded buildings shall comply with the following standards:

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6.4.7.d.i. The main entrances of buildings shall face the street or public space and be oriented to the dominant street. 6.4.7.d.ii. Lobbies and retail spaces shall be clearly connected to the outdoor environment and visible from the street. 6.4.7.d.iii. The placement of windows is defined by the use of the ground level. 6.4.7.d.iii.(1). On retail, restaurants, and office buildings, windows shall be at street level and allow pedestrians to see the activity inside the building. 6.4.7.d.iii.(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. 6.4.7.d.iv. When a building facade or tenant space faces a primary street and a side or rear parking lot, the main 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.

6.4.8 Architectural elements. 6.4.8.a. 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. 6.4.8.b. All new, renovated or expanded nonresidential/commercial buildings shall comply with the following standards: 6.4.8.b.i. Windows and doors: primary front facade. 6.4.8.b.i.(1). The ground floor of the primary front facade shall contain between 65% to 70% clear windows and doors. 6.4.8.b.i.(2). Bronze glass, highly reflective glass, tinted or black and smoked glass is prohibited. 6.4.8.b.i.(3). Windows and door openings at the ground floor of the primary front facade shall occur in a ratio of at least 3:1 between openings and solid surfaces. 6.4.8.b.i.(4). Windows above the ground floor on the primary front facade of new or expanded buildings shall be clear and occur in a wall- to-window ratio of .75:1 to 1.25:1 along the horizontal width of the facade to result in a pattern of solid wall buildings with punched windows. [a]. Where the primary front facade of an existing building is being renovated, the wall-to-window ratio along the horizontal width of the facade shall be within a range of 1:1 to 2.5:1. [b]. If the wall-to-window ratio in an existing building is currently less than 2.5:1, the existing wall-to-window ratio shall be maintained. 6.4.8.b.i.(5). Individual windows in upper stories of the primary front facade(s) shall be vertically aligned with the location of windows and doors on the ground level to the extent possible. 6.4.8.b.i.(6). The design of the ground floor shall be complementary to the Bryn Mawr Village District, with commercial uses having large, clear window displays: [a]. The maximum sill height above the adjacent sidewalk elevation shall be two feet or lower; [b]. Window heads shall be nine feet to 12 feet above sidewalk level; [c]. The top of the display window(s) in the primary front facade shall be at least as high as door height.

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6.4.8.b.ii. Windows and doors: secondary facades. Any building wall with less than 25% of clear windows shall be articulated by two or more of the following methods: 6.4.8.b.ii.(1). Details in masonry courses; 6.4.8.b.ii.(2). Blank window openings trimmed with frames, sills and lintels; 6.4.8.b.ii.(3). Where the building is occupied by a commercial use, recessed or projecting window cases. 6.4.8.b.iii. Ground floor exterior doors that swing onto a public walkway that is less than six feet 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. 6.4.8.b.iv. Exterior walls. Construction materials may include stucco; wood clapboard (including hardie board siding); native stone; architectural concrete block; or polished block, or brick of a shape, color and texture as that found within the Bryn Mawr Village District. 6.4.8.b.iv.(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 6.4.8.b.viii. below. 6.4.8.b.iv.(2). All forms of conventional unfinished concrete block shall be prohibited, except on walls not visible from any public way. 6.4.8.b.v. All buildings shall articulate the line between the ground and upper levels with a cornice, canopy, balcony, arcade or other visual device. 6.4.8.b.vi. The massing of all buildings shall be deemphasized 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 Bryn Mawr Village District shop fronts (generally about 25 feet each) nor less frequently than 100 feet. 6.4.8.b.vii. Roofs. 6.4.8.b.vii.(1). The tops of buildings shall 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. 6.4.8.b.vii.(2). Pitched roofs shall have a minimum slope of 4:12. 6.4.8.b.vii.(3). Pitched roof material may include: [a]. Slate, either natural or man-made; or [b]. Shingle, either wood or asphalt composition; or [c]. Metal formed to resemble standing seams or other similar materials. [d]. Corrugated plastic or metal roofs are specifically prohibited. 6.4.8.b.vii.(4). All roof-top mechanical equipment and other appurtenances, including antennas, shall be screened visually and acoustically. Such screening shall be integrated into the architectural design of the building. 6.4.8.b.viii. 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.

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TABLE 6.4 BRYN MAWR VILLAGE DISTRICT (BMV) DIMENSIONAL STANDARDS

Lot Occupation Notes Lot Width n/a Impervious coverage may be increased at a rate of one square foot of additional impervious surface for each two 1 Lot Area n/a square feet of grade-level green roof that is open and accessible to the public. Impervious Coverage 2 100% for structured parking facilities open to the public. BMV1 90% (1)

BMV2 70% (2) 3 100%, subject to compliance with the greening standards. BMV3&4 70% (3) 4 See Section 6.4.2.c. Open Area (BMV1) 20% min. (4) Where the right-of-way is closer than 10 feet from the curbline, the Build-to Line shall be a minimum of 10 feet Setbacks (Build-to Line) to 15 feet from the curbline.

Principal Building On Lancaster and Bryn Mawr Avenues, the Build-to Line shall Front (See section 6.4.2.a.) 0 ft. max. (5) be a minimum of 12 feet to 15 feet from the curbline, unless the construction is an expansion of an existing building Side 0 ft. (6) 5 which is less than 12 feet from the curbline. In such case the expansion may continue the Build-to Line established Rear by the existing building, but in no case shall the expansion Abutting Commercial 0 ft. be less than 10 feet from the curbline.

Abutting Residential 25 ft. min. Any portion of a new building or addition to an existing

building above three stories or 38 feet above grade shall be Building Height (stories) stepped back from the Build-to Line a minimum of 10 feet. Minimum If a new or expanded structure is not built up to the side BMV1, 2, 3, 4 2 stories / 26 feet 6 lot line, the new or expanded portion of the building shall be set back a minimum of 10 feet from the side lot line. Street Wall Maximum A parking structure may be increased in height subject to BMV1, 2, 3, 4 3 stories / 38 feet 7 the regulations in “Section 6.4.4.b.” Total Maximum (base) / [increase] A 15 foot stepback is required for a building authorized 8 BMV1 (4) / [5] under “Section 6.4.4.b.iv.”

BMV2 (3) / [3] 9 Refer to “Section 6.4.4”. BMV3 (3) / [4] (7) BMV4 (3) / [3] Stepback Minimum (base) / [increase] BMV1 (10 ft.) / [15ft.] BMV3 (none) / [10ft.] (8) Intensity (9) FAR (base) [increase] BMV1 (2.1 max.)[2.5 max.] BMV2 (1.6 max.)[1.6 max.] BMV3, 4 (1.6 max.)[2.0 max.]

DRAFT 5.0 DECEMBER 19, 2019 186 172 ARTICLE 155-6: SPECIAL DISTRICTS

155-6.5 CITY AVENUE DISTRICTS (CAD)

6.5.1 Purpose. 6.5.1.a. City Avenue is the boundary between the City of Philadelphia and Lower Merion Town- ship. The City Avenue District encompasses properties on both the Lower Merion and Philadelphia sides of the Avenue. The Township has worked cooperatively with the City to encourage development and redevelopment of the City Avenue District. 6.5.1.b. The intent of this article is to encourage development that combines residential, institutional, and commercial uses in close proximity thus decreasing auto dependency, encouraging pedestrian access, transit use and shared parking and accessways, and mitigating the effects of congestion, vehicular traffic and pollution. The regulations promote pedestrian friendly development and protect the health, safety and general welfare of the citizens of Lower Merion Township. Further, this article is designed to enhance the economic stability of the Township by promoting the growth, attractiveness, convenience and stability of the City Avenue area. 6.5.1.c. The City Avenue corridor binds the uses within the City Avenue District into a unique configuration with many common development characteristics. However, because of the diverse concentration of commercial, institutional, office and residential uses within the district’s geographical boundaries, the City Avenue District is being divided into three separate zoning districts, the Regional Center Area (CAD-RCA), the Bala Cynwyd Retail District (CAD-BCR), and the Bala Village (CAD-BV).

155-6.6 CITY AVENUE DISTRICT - REGIONAL CENTER AREA (CAD-RCA).

6.6.1 Goals and objectives. The City Avenue District Regional Center Area (CAD-RCA) is intended to encourage higher-density, mixed and multiple-use, pedestrian-oriented development, and more economically productive use of land parcels in the vicinity of City Avenue (U.S. Route 1). It recognizes the importance of City Avenue as both a gateway and as an economic generator for Lower Merion Township by permitting higher densities with a mix of land uses while providing sufficient off-street, on-street and shared parking. 6.6.1.a. These general goals and objectives include the following specific purposes: 6.6.1.a.i. Enable the development of a mix of commercial, institutional and residential uses. 6.6.1.a.ii. Minimize pedestrian and vehicular conflicts and encourage the renovation and erection of buildings that provide direct connections from buildings to the street and sidewalk. 6.6.1.a.iii. Discourage the dependence on automobile use by promoting multimodal transportation, improving connections and links to public transit and creating safe and inviting pedestrian accessways, thereby reducing traffic congestion. 6.6.1.a.iv. Create transition in bulk and scale between higher-density development and existing residential neighborhoods. 6.6.1.a.v. Enhance the visual character and identity of the district through building mass, scale and design, landscaping and signage, all appropriate to the goals and objectives of the CAD-RCA zoning. 6.6.1.a.vi. Ensure that the architectural proportions and design of new buildings create a pedestrian-friendly environment, especially at the street level. 6.6.1.a.vii. Promote the smooth and safe flow of vehicular traffic through the corridor while reducing cut-through traffic in the neighboring residential districts by creating pedestrian-scaled blocks, separated by public access streets with sidewalks. 6.6.1.a.viii. Encourage the development of shared parking, Liner parking, underground parking, and attractive and convenient off-street parking facilities to reduce on-street congestion and facilitate vehicular and pedestrian circulation. 6.6.1.a.ix. Promote the creation and maintenance of landscaped open areas among buildings for public gathering space. 6.6.1.a.x. Protect the character and quality of existing residential neighborhoods prox- imate to the CAD-RCA. DRAFT 5.0 DECEMBER 19, 1872019 ARTICLE 155-6: SPECIAL DISTRICTS 173

6.6.1.b. Applicability 6.6.1.b.i. Wherein regulations or standards of this section differ from those found elsewhere in the zoning code, the regulations in this section prevail. 6.6.1.b.ii. Any new or expanded building shall comply with the standards in the CAD- RCA except as provided in “Section 155-6.5 City Avenue Districts”. 6.6.1.b.iii. Any building that is rehabilitated (where such rehabilitation is equal to or exceeds 50% of the facade of the building on the effective date of this section) shall comply with the “Section 6.6.9 Development Design Standards”. 6.6.1.b.iii.(1). The standards provided in “Section 6.6.9 Development Design Standards” shall not apply when the building is located further than 40 feet from the curbline. However, the existing percentage of openings on each floor shall not be decreased.

6.6.2 Lot Occupation 6.6.2.a. Lots shall comply with standards in “Section 155-3.4 Lot Occupation”. 6.6.2.b. A Building shall be located in relation to the property line except when abutting a street, in which case the setback shall be measured from the edge of curbline. 6.6.2.c. Lot Width & Creation of Minor Streets 6.6.2.c.i. Where additional development is proposed on an existing lot that exceeds the maximum lot width, new minor street(s) shall be constructed to reduce the lot width to within the maximum permitted. This requirement shall only apply to additional development that exceeds the greater of 10,000 square feet in building area or the addition of 10% to the floor area of an existing building, determined cumulatively after the effective date of the article. 6.6.2.c.ii. Where lots front on more than one street, the maximum lot dimension of 600 feet applies to all street frontages. 6.6.2.c.iii. The land area required to provide new streets to comply with the lot width provisions may continue to be counted as lot area for purposes of compliance with this article, provided that the new streets include public on-street parking on both sides of the street. 6.6.2.d. Pedestrianways 6.6.2.d.i. Pedestrianways shall create a completely linked network of walkways connecting transit stops, commercial centers, institutional facilities and residential buildings, including open space areas, and parking. 6.6.2.d.ii. Pedestrianways shall be provided in accordance with “Table 6.6.1 – CAD-RCA Pedestrianways” and ”Section 6.6.11.c Landscape Verge Requirements”, and the required improvements shall be provided in the order listed. 6.6.2.d.iii. The Pedestrianway shall begin at the curbline. 6.6.2.d.iv. Pedestrianways shall be provided on both sides of all public and private streets.

6.6.3 Conditional Use 6.6.3.a. The Board of Commissioners may, by conditional use, approve variations to the dimensional standards contained in ”Section 6.6.2.c Lot Width & Creation of Minor Streets” and ”Section 6.6.2.d Pedestrianways”, if the applicant demonstrates to the satisfaction of the Board that such variations are in furtherance of ”Section 6.6.1 Goals & Objectives”. 6.6.3.b. When conditional use is sought from “Section 6.6.2.c Lot Width & Creation of Minor Streets“ to not provide a minor street, a public, multipurpose path shall be provided at maximum intervals of 600 feet. The path shall comply with the following criteria: 6.6.3.b.i. The path shall connect the pedestrianway along the street to existing or proposed building entrances or interior public gathering spaces. 6.6.3.b.ii. The path shall be designed to improve connectivity through the site and the overall City Avenue District. The public multipurpose path shall connect to existing sidewalks or paths on an adjoining property, if feasible. 6.6.3.b.iii. The path shall be at least eight feet wide. A hardscaped or landscaped verge measuring at least four feet in width shall be provided along one side of the path where it abuts a driveway or a roadway. Hardscaped surfaces shall be smooth and walkable. DRAFT 5.0 DECEMBER 19, 2019 188 174 ARTICLE 155-6: SPECIAL DISTRICTS

TABLE 6.6.1 – CAD-RCA PEDESTRIANWAYS

8' 2' 8' 6'

24'

LOCATION TOTAL WIDTH WIDTH (FT.) IMPROVEMENT TO BE INSTALLED 6 Landscaped verge suitable for street trees and installed in accordance with ”Section 6.6.11.c.”

Along City Avenue 24’ 8 Public, multipurpose path 2 Hardscaped or landscaped verge

8 Unobstructed public walkway

8' 8' 6'

22'

LOCATION TOTAL WIDTH WIDTH (FT.) IMPROVEMENT TO BE INSTALLED

Along Belmont 6 Landscaped verge suitable for street trees Avenue between Public, multipurpose path St. Asaphs Road 8 and Righters Unobstructed public walkway designed in such a manner as to minimize damage Ferry Road and 8 22’ or to avoid the removal of existing trees in the required buffer. along properties on Righters Ferry These dimensions may be modified as approved by the Director of Building and Planning to Road located minimize damage or to preserve the existing mature trees in the buffer area. within 500 feet of Belmont Avenue

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8' 6'

14'

LOCATION TOTAL WIDTH WIDTH (FT.) IMPROVEMENT TO BE INSTALLED Landscaped verge suitable for street trees and installed in accordance with ”Section 6.6.11.c”, except as noted below: • If on-street parking is provided a hardscaped or landscaped verge strip shall be maintained at the curbline. When a hardscaped verge is provided, a space 6 sufficient for street trees shall be in accordance with ”Section 6.6.10.c. ” On all other streets 14’ • Where a bus pull-off is provided at the curbline, a hardscaped verge shall be required in the area adjacent to the bus stop • When a public, multipurpose path is shown along the street line on the City Avenue District Official Map.

8 Unobstructed public walkway

8' 2' 8' 5'

23'

LOCATION TOTAL WIDTH WIDTH (FT.) IMPROVEMENT TO BE INSTALLED

When a public, 5 Landscaped verge suitable for street trees multipurpose path 8 Public, multipurpose path is shown along the 23’ street line on the 2 Hardscaped or landscaped verge City Avenue Dis- trict Official Map 8 Unobstructed public walkway

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TABLE 6.6.2 – CAD-RCA BUILD-TO LINE

PRIMARY FRONT FACADE FACING: MIN. MAX. PERMITTED EXTENSIONS

City Avenue 25’ 40’ If the additional area is used for outdoor dining or if public gathering space is provided between the Build-to Line and the building + 20’ entrance, subject to compliance with the standards outlined for All Others except as noted below 20’ 30’ public gathering space in “Table 6.6.5 CAD Density Increase”.

Righters Ferry Road located within 50’ 500 feet of Belmont Avenue

The first 150 feet of the curbline on those portions of parcels fronting on 150’ Belmont Avenue between St. Asaphs Road & Righters Ferry Road

St. Asaphs Road between Belmont Avenue and Conshohocken State 50’ Road

6.6.3.c. When conditional use is sought from “Section 6.6.2.d Pedestrianways“ to provide variations to the sidewalk and landscaped verge set forth in “Section 6.6.2.d Pedestrianways“ and “Section 6.6.11.c Landscape Verge Requirements“ the applicant shall demonstrate to the satisfaction of the Board that such variations are in compliance with “Section 155-6.6.1 Goals and Objectives”.

6.6.4 Building Configuration shall be according to “Table 6.6.6 City Ave District Regional Center Area (CAD-RCA)” and the following: 6.6.4.a. Build-to Line. 6.6.4.a.i. The Build-to Line shall be provided according to “Table 6.6.2 – Build-to Line“. 6.6.4.a.ii. The area between the required Pedestrianway and the primary front façade of the building shall be improved with landscaping or hardscaping. A safe and direct pedestrian access shall be provided from the Pedestrianway to the building entrance. 6.6.4.a.iii. The primary front facade of a building in the CAD-RCA shall be set back from the curbline a distance sufficient to comply with the Pedestrianway requirements in “Section 6.6.2.d“ and “Table 6.6.1 CAD-RCA Pedestrianways“. 6.6.4.a.iv. The Build-to Line shall be measured from the curbline shown on the approved development plan and according to “Table 6.6.2 CAD-RCA Build-to Line“. 6.6.4.a.v. Parking lots, driveways, loading/unloading zones and other auto-related areas are prohibited in front of the building. Such access driveways shall not pass in front of the building, except as noted below: 6.6.4.a.v.(1). The primary pickup and dropoff area for hotel guests. 6.6.4.a.v.(2). Transit facilities, limited to passenger waiting areas and pickup and dropoff areas. 6.6.4.a.vi. Any portion of a new building above three stories or 45 feet above grade shall have a Stepback from the Build-to Line a minimum of 10 feet. 6.6.4.a.vii. Exceptions to the Build-to Line setback requirement. 6.6.4.a.vii.(1). The Build-to Line requirement shall not apply to additions to an existing building where the addition is up to 10,000 square feet in total area or 10% of the total floor area, whichever is greater. 6.6.4.a.vii.(2). The Build-to Line requirement shall not apply where a greater setback is required in this article.

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6.6.4.b. Side yards. 6.6.4.b.i. Structures 48 feet in height or less: 6.6.4.b.i.(1). Where a shared party wall exists with the adjoining property, there shall be no required side yard setback. 6.6.4.b.i.(2). Where a shared party wall does not exist, the minimum side yard setback shall be 10 feet. 6.6.4.b.ii. Structures exceeding 48 feet in height: 6.6.4.b.ii.(1). Where a proposed road is shown along a side property line on the City Avenue District Official Map, there shall be a minimum side yard setback of 20 feet and a maximum side yard setback of 30 feet. 6.6.4.b.ii.(2). In all other cases, the minimum side yard setback shall be no less than 25 feet. 6.6.4.b.iii. For a lot immediately contiguous to a residential use in a residential zoning district, the side yard abutting the residential use shall be a minimum of 25 feet. 6.6.4.c. Rear yards. 6.6.4.c.i. Where a shared party wall exists with the adjoining property, there shall be no required rear yard setback. 6.6.4.c.ii. Where a shared party wall does not exist, the minimum rear yard setback shall be 10 feet. 6.6.4.c.iii. When a new, expanded or redeveloped building is on a lot that backs up to a residentially zoned lot, then the rear yard setback is 50 feet. The lot shall also comply with the minimum buffer requirements set forth in “Section 6.6.4.g Buffer Regulations” and “Section 6.6.11 Landscape Standards”. 6.6.4.d. Impervious surface. 6.6.4.d.i. Single-use buildings. The impervious surface is limited to 60%. 6.6.4.d.ii. Mixed-use buildings or multiple-use developments, as defined in Section 6.6.7.a. The impervious surface is limited to 70%. 6.6.4.d.iii. The following improvements shall not be counted against the maximum impervious surface limits of any new mixed-use buildings or multiple-use developments, provided the height of any building on the lot is at least 20% less than the maximum height allowed: 6.6.4.d.iii.(1). The impervious surface within the right-of-way of a street constructed to comply with the maximum lot width limitation under “Section 6.6.2.c. Lot Width & Creation of Minor Streets“. 6.6.4.d.iii.(2). The public gathering space authorized under “Section 6.6.3 Density Increases“. 6.6.4.d.iii.(3). Public, multipurpose paths authorized under “Section 6.6.3 Density Increases“. 6.6.4.d.iii.(4). In no event may the impervious surface on a lot improved with mixed-use buildings or multiple-use developments exceed 85% of the net lot area. 6.6.4.e. Building height. 6.6.4.e.i. Building Height shall be as specified in“S ection 155-3.3 Building Height” and in “Table 6.6.3 CAD-RCA Height Standards”. 6.6.4.e.ii. The first floor elevation of a Building at a Frontage shall be established at the midpoint of the front property line, and may extend a maximum of two and a half (2.5) feet above the lowest point of the sidewalk grade. A finished floor elevation more than two and a half (2.5) feet above the lowest point of the sidewalk grade shall be considered the second floor. 6.6.4.e.ii.(1). Chimneys, enclosed stairwells, roofed and unenclosed roof terraces and roof trellises, spires and uninhabitable ornamental Building features, may be allowed to exceed maximum Building Height up to an additional 12 feet, and occupy a maximum 20 percent of roof area.

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TABLE 6.6.3 – CAD-RCA HEIGHT STANDARDS

MINIMUM HEIGHT LOCATION 2 Stories or 28’ 1 The entire district

MAXIMUM HEIGHT LOCATION Any portion of a building between 50 feet and 100 feet of the curbline of Righters Ferry 45’ Road between Belmont Avenue and Monument Road as shown in the above map.

Any portion of a building between 100 feet and 150 feet of the curbline of Righters Ferry 65’ Road between Belmont Avenue and Monument Road as shown in the above map.

Any portion of a building between 150 feet and 250 feet of the curbline of Belmont Avenue 120’ between St. Asaphs Road and Righters Ferry Road as shown in the above map.

A building within the district boundary within the general area bounded by the Norfolk 200’ Southern railroad, Glenn Road, Presidential Boulevard, St. Asaphs Road, including properties fronting on Kings Grant Road, and City Avenue as shown in the above map.

NOTES 1 The second story floor area shall be equal to or greater than 75% of the grade level building area.

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6.6.4.e.ii.(2). Mechanical equipment on a roof shall be enclosed by parapets of the minimum Building Height necessary or other means to screen it from abutting streets and adjacent properties at ground level and may extend above the maximum height as specified. 6.6.4.e.iii. Penthouses: 6.6.4.e.iii.(1). A penthouse designed for and occupied by a residential or nonresidential use or common space shall not be included in measuring the height of a building if it is set back a minimum of 20 feet from the exterior walls and occupies less than 50% of the floor area of the story immediately below. The maximum height of a penthouse shall not exceed 20 feet above the roofline. 6.6.4.e.iii.(2). A penthouse designed for equipment housings, including elevator shafts, shall not be included in measuring the height of a building, provided it does not exceed 12 feet in height above the roofline or exceed 10% of the roof area. 6.6.4.f. Floor area ratio (FAR). 6.6.4.f.i. Floor Area Ratio (FAR) shall be as specified in “Table 6.6.4 CAD-RCA FAR Standards”. 6.6.4.f.ii. Floor area of aboveground or below-ground parking structures are not included in FAR calculations. 6.6.4.f.iii. The FAR may be increased subject to compliance with “Section 6.6.13 Density Increases“. 6.6.4.g. Buffer regulations. 6.6.4.g.i. Where development within the CAD-RCA abuts a residential use in a residential zoning district, there shall be a landscaped buffer area at least 25 feet deep along the district boundary line within the CAD-RCA District. Where such a line is along a street or at a street line, there shall be a twenty-foot-wide planted landscape area that shall be located between the pedestrianway and the building facade. 6.6.4.g.ii. The landscaped buffer that exists along Belmont Avenue between St. Asaphs Road and Righters Ferry Road as of the effective date of this article shall be preserved and maintained to a depth of 120 feet from the curbline of Belmont Avenue, except for the improvements required for the pedestrianways as authorized in “Section 6.6.2.d Pedestrianways“. 6.6.4.g.iii. If the existing tree canopy is diminished to a point that it no longer provides a visual screen, new deciduous trees shall be planted with the goal of reestab- lishing a comparable visual screen, as approved by the Director of Building & Planning. 6.6.4.g.iv. There may not be more than one vehicular point of ingress and egress lane through the landscaped area to any street. Such point of vehicular ingress/ egress shall not exceed two lanes and 22 feet in width, except for transition areas at the curb face, unless a dedicated separate left-turn egress lane is required based on a traffic study. 6.6.4.g.v. Landscape buffers shall comply with “Section 155-3.11 Landscape Standards” and “Section 6.6.11. Landscape Standards“.

6.6.5 Conditional Use 6.6.5.a. The Board of Commissioners may, by conditional use, approve variations to the dimensional standards contained in “Section 6.6.4 Building Configuration“, if the applicant demonstrates to the satisfaction of the Board that such variations are in furtherance of the “Section 6.6.1 Goals and Objectives“ of this article.

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TABLE 6.6.4 – CAD-RCA FAR STANDARDS

LOCATION USE FAR MAX. FAR

Single Use Residential Buildings and mixed-use buildings with more 0.6 1.4 Area A: South of St. Asaphs Road, than 80% of the gross floor area designated for residential purposes as shown on the above Map Mixed-use buildings with 80% or less of the gross floor area 0.7 1.75 designated for residential purposes, or Multiple-use developments

Single Use Residential Buildings and mixed-use buildings with more 0.6 1.4 than 80% of the gross floor area designated for residential purposes Area B: North of St. Asaphs Road as shown on the above Map Mixed-use buildings with 80% or less of the gross floor area desig- 0.7 1.5 nated for residential purposes, or Multiple-use developments

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6.6.6 Fences, Walls, and Streetscreens 6.6.6.a. Fences and Walls shall be according to “Section 155-3.7 Fences and Walls” and the following: 6.6.6.a.i. Fence type shall be regulated by district and as specified in “Table 3.7.2 Fence Type by District”. 6.6.6.a.ii. Fence Height shall be according to “Table 3.7.1 Fence Height”. 6.6.6.a.iii. The Height of Retaining Walls shall be according to “Section 155-3.7 Fences and Walls”. 6.6.6.b. Streetscreens: 6.6.6.b.i. Streetscreens shall be located along the same plane as the building Façade or Elevation. 6.6.6.b.ii. Streetscreens for off-street parking shall be according to “Article 8: Parking Standards”. 6.6.6.b.iii. The gaps between Building Facades along the Frontage Line shall be filled with a Streetscreen for up to 100 percent of the lot width or length. Excep- tions include: 6.6.6.b.iii.(1). Where a courtyard or garden may be accessed from the street. 6.6.6.b.iii.(2). Access to parking according to Section 8.6.4.d.

6.6.7 Uses. Use regulations and standards shall be according to “Article 5: Uses”, “Table 5.3 Use Regulations“ and the following: 6.6.7.a. Multiple-use development. 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. 6.6.7.a.i. Includes non-residential uses on any story and residential uses on upper stories only, as listed under “Table 5.3 Use Regulations“. 6.6.7.a.ii. No single use may occupy more than 80% of the total gross floor area of the buildings on the subject lot(s). 6.6.7.a.iii. Multiple-use development may be phased. 6.6.7.b. 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“. 6.6.7.c. 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 a sidewalk pedestrian passage of six feet is unobstructed. 6.6.7.d. Residential uses are not permitted on the ground floor of buildings facing City Avenue.

6.6.8 Parking, loading and traffic requirements. 6.6.8.a. Access and Parking shall be according to “Article 8: Parking Standards”. Wherein regulations or standards of this section differ from those found elsewhere in the zoning code, the regulations in this section prevail. 6.6.8.a.i. Driveways, parking areas and traffic circulation patterns shall be designed as shared facilities whenever feasible. The design of these elements shall create a unified site plan between the lots. The goal is to gain parking efficiencies, reduce the number of access points crossing pedestrian pathways and improve internal vehicular circulation patterns and external access into the site. 6.6.8.a.ii. Paved access/egress driveways, other than one providing access to Belmont Avenue, shall not be permitted within the first 150 feet of the curbline on those portions of parcels fronting on Belmont Avenue between St. Asaphs Road and Righters Ferry Road.

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6.6.8.b. On-site parking. 6.6.8.b.i. Location of On-Site Parking. 6.6.8.b.i.(1). Surface parking lots and exterior loading areas shall be placed between the building and a rear lot line, except as noted below: [e]. On a corner lot, if surface parking and exterior loading cannot be behind the buildings, then parking and loading shall be located along the least traveled street and screened from view. [f]. Off-street surface parking shall not extend more than 70 feet along any public or private street. 6.6.8.b.ii. Only one curb cut/driveway is permitted on each street frontage of each lot. However, the Board of Commissioners may, by conditional use, approve a second curb cut/driveway in order to facilitate shared parking access on adjacent lots. 6.6.8.b.iii. Maximum driveway width is two lanes and 22 feet unless a dedicated separate left-turn egress lane is required, based on a traffic study. Where a lot has frontage on two streets, principal access shall be from the least traveled street. 6.6.8.c. Parking Reduction: 6.6.8.c.i. If a minimum of 50% of the required parking as outlined in Article 8 is provided below grade, the required parking for nonresidential uses may be reduced by 10% and required parking for residential uses may be reduced to one space per unit if associated with a mixed-use building or multiple use development. 6.6.8.d. On-street parking. 6.6.8.d.i. On-street parallel to the curbline parking spaces may be created on existing streets and shall be required on both sides of all newly constructed minor streets. 6.6.8.d.i.(1). The new parallel to the curbline parking spaces can be counted toward the development’s parking minimum parking requirements within Article 8. 6.6.8.e. Car share parking. 6.6.8.e.i. Car share parking spaces shall be provided for all new developments containing over 50 residential units or 50,000 square feet of commercial space at the rate of one space per 50 units or one space per 50,000 square feet of commercial space. Such space may be included in the total parking requirements under Section 6.6.8. 6.6.8.f. Bicycle parking shall be according to “155-8.8 Bicycle Parking Requirements”. 6.6.8.g. Service and loading shall be according to “155-8.7 Loading, Unloading & Queuing” unless in conflict with the provisions of this section which will prevail. 6.6.8.h. Traffic impact study. 6.6.8.h.i. When the total accumulated new peak-hour trips attributable to land use applications in the City Avenue District applied for after the effective date of this article exceeds 2,686 peak-hour afternoon trips, the applicant shall demonstrate that the additional peak-hour trips generated, when added to the then-existing trips, shall not result in a level of service on adjacent or otherwise impacted intersections lower than D, or, if the level of service is already below D, shall not diminish such level of service or increase the delay by more than 30 seconds. 6.6.8.h.ii. The applicant shall demonstrate compliance with Subdivision & Land Devel- opment Code Section 135-19B(8) and show that the proposed use does not create unsafe traffic conditions due to queues extending out into adjacent rights-of-way and/or create site obstructions at the points of ingress and egress.

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6.6.9 Development Design Standards. 6.6.9.a. Purpose. The purpose of this section is to require pedestrian-oriented buildings and to require building entrances to be oriented toward the streets, sidewalks and/or public accessways. Requirements for orientation and primary entrances are intended to: 6.6.9.a.i. Provide for safe, convenient, direct and accessible pedestrian access to and from public sidewalks, transit facilities and crosswalks. 6.6.9.a.ii. Provide safe and efficient pedestrian connections between buildings. 6.6.9.a.iii. Promote use of pedestrian and transit modes of transportation, including providing and maintaining protected transit waiting areas. 6.6.9.b. Applicability. In accordance with “Section 6.6.1.b. Applicability“, any new or expanded building or any building that is rehabilitated (where such rehabilitation is equal to or exceeds 50% of the facade of the building) shall comply with the development design standards in Subsection 6.6.9.c, 6.6.9.d, and 6.6.9.e. 6.6.9.c. Compliance. A design manual shall be submitted in conjunction with a development or permit application demonstrating how the development will comply with the development design standards and the architectural design standards. The design manual shall include material samples and at least two copies of the following items: 6.6.9.c.i. Site plan drawn to scale; 6.6.9.c.ii. Building elevation drawn to scale; 6.6.9.c.iii. Colored rendering; 6.6.9.c.iv. Landscape plan; and 6.6.9.c.v. Current photographs of site. 6.6.9.d. Building orientation and primary entrance. 6.6.9.d.i. The primary pedestrian access point to buildings shall be located on one or more primary front facades, rather than on the rear or side of the building. Secondary access points may be located along other facades. 6.6.9.d.ii. Building Entries & Site Access shall conform to all applicable standards in “Section 3.5.8 Building Access and the following: 6.6.9.d.ii.(1). Buildings shall be designed with windows, public access points and signage facing the street and sidewalk. 6.6.9.d.ii.(2). Primary building entrances shall be articulated and visible from the street. 6.6.9.d.ii.(3). If a single lot is redeveloped, any new vehicular access point shall be located on a side lot line and shared with adjacent lots, where feasible. 6.6.9.d.ii.(4). Grade level exterior doors that swing onto a public walkway that is less than six feet wide shall be set into the building to avoid conflict with pedestrians. Doors swinging out that project into a public walkway shall include a barrier to prohibit doors from swinging into pedestrians. 6.6.9.d.ii.(5). Section 3.5.6.a is applicable. 6.6.9.d.ii.(6). Security enclosures, if provided, shall be of the mesh type that allow exterior to interior visibility, and shall be located inside the windows. 6.6.9.e. Architectural Design Standards. 6.6.9.e.i. Buildings shall demonstrate compliance with the architectural standards in “Section 155- 3.9 Architecture Standards” and the following: 6.6.9.e.i.(1). Visual mass of all buildings shall be deemphasized through the use of architectural and landscape elements, including form, architectural features and materials, to reduce their apparent bulk and volume, to enhance visual quality and to contribute to human-scale development. 6.6.9.e.i.(2). All utility and mechanical shall be screened and shall be integral to the architectural design of the building.

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6.6.9.e.i.(3). Buildings with active uses, including Liner Buildings: [a]. The permitted frontage yard types from “Table 3.5.1 Frontage Yard Types”. [b]. The permitted façade types from “Table 3.5.2 Façade Types”. [c]. Any ground floor walls with less than 25% of clear windows shall be articulated by two or more of the following: • Articulation of facade plane, and/or changes in materials; • If the building is occupied by a commercial use, recessed or projecting display window cases; • For aboveground parking structures, by landscaping. [d]. The second story and above of primary front facades shall contain a minimum of 20% of the facade as clear windows. Glazing shall have a minimum light transmittance of 0.75. [e]. Corners. Building corners at intersections of public streets shall be visually emphasized through design features, such as changes in plane, fenestration patterns, balconies, building entries, bays, or similar features. 6.6.9.e.i.(4). Parking structures, not wrapped at all levels with active uses: [a]. Pedestrian-oriented active uses, such as retail or commercial, shall occupy 80% of the ground floor of the Primary Front Façade, as shown on Figure 8.5.2 Ground Floor Liner. [b]. The required active uses may be either directly attached to the garage structure or separated by an interior court or service lane. [c]. The required active uses shall conform to the storefront façade requirements as out lined in “Section 3.9.4 Store- fronts”. [d]. Shall have a separate pedestrian entrance. [e]. The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure’s facade. [f]. That part of a parking garage that is not concealed behind a Liner shall have a Façade that conceals all internal elements such as plumbing pipes, fans, ducts. [g]. Exposed concrete spandrel panels shall be prohibited when visible from a public way. [h]. A ten-foot minimum landscaped buffer consistent with“- Section 3.10 Landscape Standards” shall be installed where the parking structure is visible from the public way. 6.6.9.f. Conditional Use. 6.6.9.f.i. The Board of Commissioners may, by conditional use, approve the use of architectural concepts, designs and materials which differ from those set forth above, if the applicant demonstrates to the satisfaction of the Board that such concepts and designs are in furtherance of “Section 6.6.1 Goals and Objectives”. 6.6.9.f.ii. When conditional use is sought from to deviate from “Section 6.6.9.d. Build- ing Orientation and Primary Entrance“ to not provide the primary pedestrian entrance along the primary front façade the following standards shall apply: 6.6.9.f.ii.(1). The applicant must demonstrate that the primary pedestrian access point to the buildings may not feasibly be located along the primary front facade. 6.6.9.f.ii.(2). The primary pedestrian access point shall be accessible by a public walkway connected to the pedestrianway.

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6.6.9.f.ii.(3). The primary pedestrian access door(s) shall meet the minimum glazing requirements set forth in the architectural design standards.

6.6.10 Signs shall be according to “Article 9: Sign Standards” and “Section 9.8.1 Signs in the CAD”.

6.6.11 Landscape Standards 6.6.11.a. Landscape buffers shall comply with “Section 155-3.10 Landscape Standards”. 6.6.11.b. The greening standards set forth in “Section 155-3.10 Landscape Standards” and Chapter 135, Subdivision and Land Development Section135-41.4 shall apply. 6.6.11.c. Landscape Verge Requirements: 6.6.11.c.i. The tree pit shall consist of an area of not less than 150 square feet and shall be of dimensions of no less than five feet in width and 10 feet in length. 6.6.11.c.ii. The tree pit shall be a minimum of 24 inches in depth or the depth of the root ball, whichever is greater. Amended soil shall not be provided in the tree pit. Street trees are not to be planted directly into amended soil. Exposed or permeable surfaces shall be excavated and replaced with fresh topsoil meeting the minimum tree planting specifications. 6.6.11.c.iii. Amended soil shall be provided underneath impermeable surfaces from the curbline to the edge of the pedestrianway where tree pits exist, unless otherwise directed by the Township Arborist. 6.6.11.c.iv. The tree pits shall be located 20 feet apart and may be adjusted to accommodate utilities, driveways, and other constraints at the direction of the Director of the Building & Planning Department. 6.6.11.c.v. Street trees shall be at least two-and-five-tenth- to three-inch caliper when planted and shall be spaced at intervals no greater than 30 feet along the public/pedestrian right-of-way.

6.6.12 Ambience Standards 6.6.12.a. Ambience Standards: Noise and lighting regulations shall be according to “Section 155- 3.11 Ambience Standards”

6.6.13 Density Increases 6.6.13.a. Density increase. The purpose of this section is to encourage the provision of amenities to benefit the public health, safety and welfare, including: adequate open space and public gathering space; efficient roadways; safe bicycle and pedestrian connections and transit facilities; and the preservation of historic resources. 6.6.13.b. The density authorized may be increased as shown on “Table 6.6.5 CAD-RCA Density In- crease“ and as described in this section, subject to the provisions listed below. In order to qualify for the density increases a public gathering space in accordance with the applicable regulations below shall be provided. 6.6.13.c. The density increases listed below may be cumulative. 6.6.13.d. The total FAR permitted shall not exceed maximum as outlined in “Section 6.6.4.f Floor Area Ratio“

6.6.14 Utilities. 6.6.14.a. All new electric, telephone and cable lines and building services shall be underground for new developments and additions.

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TABLE 6.6.5 CAD-RCA DENSITY INCREASES Amenity FAR Increase Regulations

The public gathering space shall be maintained by the property owner. The amount of density increase shall be noted on the plan and recorded in the deed. No portion of the public gathering space may be dedicated to a specific tenant. • The public gathering space shall be designed and located so to achieve the purpose of this subsection as stated above, as well as the purpose of the Official Map, as provided for in Chapter 107 of the Township Code. Whether or not a specific location is identified on the Official Map, the public gathering space shall comply with the requirements below. • The maximum number of separate public gathering spaces on any lot is three. • Size of the public gathering space. A minimum of 5% of the lot area shall be used as public gathering space, but in no case shall a public gathering space be less than 3,500 square feet. • Lots up to 100,000 square feet: a public gathering space shall be no less than 3,500 square feet. • Lots over 100,000 square feet: a public gathering space shall be no less than 5,000 square feet. • Design of the public gathering space. • Lots up to 100,000 square feet: A rain garden occupying a minimum of 200 square feet may be provided. No more than 30% of the public gathering space may be devoted to a rain garden use. • Lots over 100,000 square feet: A rain garden occupying a minimum of 400 square feet may be provided. No more than 30% of the public gathering space may be devoted to a rain garden use. • A minimum of 30% of the public gathering space shall be landscaped with trees, shrubs, and mixed plantings with year-round interest. • The hard surface area of the public gathering space shall be paving materials, such as unit pavers, paving stones, or concrete. No more than 20% of the public Public gathering space 0.15 gathering space may be concrete. If the concrete in a public gathering space is (PGS) (1) stamped concrete providing the appearance of unit pavers or paving stones, the maximum area of stamped concrete shall be 30%. • The public gathering space shall not be used for parking, loading, or vehicular access. • The area of the public gathering space or the plantings within the public gathering space shall not be used to demonstrate compliance with the greening standards. • Public gathering space may include ornamental fountains, stairways, waterfalls, sculptures, arbors, trellises, planted beds, drinking fountains, benches, awnings, canopies and similar structures. • One bicycle space shall be provided for every 300 square feet of public gathering space. • Location of public gathering spaces. The public gathering space shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection. The public gathering space shall connect with existing or proposed public gathering spaces on abutting properties, where feasible. Public gathering space may be located along a street and is encouraged to be located between buildings or within an inner or outer court. Location of a public gathering space adjacent to a parking lot is discouraged. • The design and size of the public gathering spaces may be modified, subject to conditional use approval from the Board of Commissioners. In addition to the conditional use standards in Article 11 the following standards shall apply: • Where a minimum of 5% of the lot area is dedicated to public gathering space, the area of the individual public gathering spaces may reduced, provided that there is at least one public gathering space that meets the minimum size requirements. • Where a children’s play area consisting of playground equipment and/or spray fountains is provided, the minimum area devoted to landscaping and rain gardens may be reduced by up to 30%.

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TABLE 6.6.5 CAD-RCA DENSITY INCREASES (CONTINUED)

Amenity FAR Increase Regulations

Public gathering space must be aggregated into one large area that equals a minimum of 10% of the total lot area of the development and no less than 35,000 square feet. • The aggregated public gathering space shall connect to any pedestrianway or any multi- Aggregation of PGS (1) 0.15 purpose trail on the lot(s). • The public gathering space is encouraged to be located as shown on the City Avenue District Official Map or as otherwise approved by the Board of Commissioners during the land development review and approval process

Where a new building is proposed or an existing building is expanded, newly created surface Structured parking (1) 0.18 parking may account for a maximum of 10% of the required parking spaces in order for the density increase to apply.

Underground parking This density increase shall be prorated based on the percentage of the parking spaces provided 0.5 structure (1) in the underground structure to the total required parking spaces.

A minimum of 75% of the facade of the perimeter of the parking structure as seen from a public Parking Structure with way is surrounded by a building with an active use complying with the development design 0.25 a Liner Building (1) standards in “Section 6.6.9 Development Design Standards”. Such active uses may be either directly attached to the parking structure or separated by an interior court or service lane.

Accommodations to encourage mass transit are provided. Such accommodations include the construction of new bus shelters along a public roadway, the installation of bus pull-offs along Transit facility bus routes and electronic mass transit schedule boards. 0.05 improvements (1) • The applicant shall submit documentation from the appropriate transit authority approving the design and location of the transit improvements to attain the increases listed below.

An on-street bus stop must be moved onto the property being developed. The following facilities shall be provided: Transit facility: on-site 0.15 • Benches; bus stop (1) • Shelters; and • Mass transit schedule boards.

A resource listed on the Township Historic Resource Inventory is preserved or renovated in Historic preservation (1) 0.1 compliance with the Secretary of the Interior’s standards.

A public, multipurpose path is provided as shown on the City Avenue District Official Map or as otherwise approved by the Board of Commissioners, subject to the following requirements. • The path shall be provided in addition to the required pedestrianway, except along City Avenue and along portions of Belmont Avenue where it is included in the pedestrianway. • The path shall be at least eight feet wide with one hardscaped or landscaped verge meas- Public, multipurpose uring at least four feet in width. 0.15 pathway (1) • The path shall be paved with asphalt a minimum of two and a half (2 1/2) inches thick with a minimum aggregate sub-base of four inches. An alternative material that provides an adequate walking surface, such as concrete or other similar paver systems, may be approved by the Township Engineer. • The path shall connect with public gathering spaces and shall connect with existing or proposed trails on abutting properties, or a pedestrianway.

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TABLE 6.6.5 CAD-RCA DENSITY INCREASES (CONTINUED)

Amenity FAR Increase Regulations

Installation of off-site traffic improvements as determined by the Township or contributes to a City Avenue Transportation Services Area Fund held by the Township subject to the following provisions: • Roadway improvements shall comply with the 2010 Transportation Capital Improvements Plan prepared for the City Avenue Transportation Services Area. The Township may also authorize improvement of intersections or roadways outside the district that are impacted by the proposed development. • When the applicant is installing the roadway improvement, the Township Engineer Off-Site Traffic Improve- 0.2 shall determine the scope of the roadway improvements installed. ment (OSTI) (1) • Construction cost estimates shall be provided by the applicant and approved by the Township Engineer. The cost of the improvements shall be calculated as noted below: • The off-site traffic improvements or payment in-lieu shall equal $20 per sq. ft. generated by the total additional floor area constructed under “Section 6.8.13”. • When a fee in lieu of the improvements is made, the funds shall be administered in accordance with the provisions established in § 135-66 of the Subdivision and Land Development chapter.

Sustainable design (Reserved) (Reserved) (Reserved) (1)

Notes 1. In order to qualify for the density increases public gathering space shall be provided.

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TABLE 6.6.6 CITY AVENUE DISTRICT REGIONAL CENTER AREA (CAD-RCA)

Lot Occupation Notes Lot Width 600 ft. max. 1 See “Section 6.6.4.d” Lot Area None 2 When one or more lot(s) is redeveloped such that 150 feet or more of new building facade is constructed along Impervious Surface 60 - 70% max. (1) the primary frontage, an accessway shall be provided (i.e., Primary Frontage 60% (2) through a lobby or alley) to reach parking facilities at the rear of the lot, if any. Building Configuration 3 Rowhouse use only Build-to Line See “Section 6.6.4.a” Side See “Section 6.6.4.b” Rear See “Section 6.6.4.c” Floor Area Ratio (FAR) See ‘Section 6.6.4.f” Buffer See “Section 6.6.4.g” Building Height (see section “155.3.3 Building Height”) See “Section 6.6.4.e” Height and “Table 6.6.3 Height Standards” Frontage Yard Types (see section “155-3.5 Frontages”) Common Yard Not Permitted Fenced Yard Not Permitted Shallow Yard Permitted (3) Urban Yard Permitted Pedestrian Forecourt Permitted Vehicular Forecourt Permitted Facade Types (see section “155-3.5 Frontages”) Porch Not Permitted Stoop Permitted (3) Common Entry Not Permitted Arcade/Colonnade Permitted Gallery Permitted Storefront Permitted Parking (see “Article 8: Parking Standards” and Section 6.6.8)

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155-6.7 CITY AVENUE DISTRICT - BALA CYNWYD RETAIL DISTRICT (CAD-BCR).

6.7.1 Goals and Objectives. The goals and objectives in Section 6.6.1 shall also apply in the CAD-BCR District. 6.7.1.a. In addition to the goals and objectives in Section 6.6.1.a, the following specific purposes shall apply: 6.7.1.a.i. Preserving the retail uses that cater to the surrounding residential community is also a goal of this article. 6.7.1.b. The applicability in Section 6.6.1.b. shall also apply in the CAD-BCR District.

6.7.2 Lot Occupation: 6.7.2.a. Lots shall comply with standards in “Section 155-3.4 Lot Occupation.” 6.7.2.b. A Building shall be located in relation to the property line except when abutting a street, in which case the setback shall be measured from the edge of curbline. 6.7.2.c. Lot Width and Creation of Minor Streets. The maximum lot width along St. Asaphs Road between Conshohocken State Road and Belmont Avenue shall be 1,000 feet. 6.7.2.c.i. Where additional development is proposed on an existing lot that exceeds the maximum lot width, new interior street(s) shall be constructed to reduce lot width to within the maximum permitted. This requirement shall only apply to additional development that exceeds the greater of 10,000 sq. ft. in building area or the addition of 10% to the floor area of an existing building. 6.7.2.c.ii. Where lots front more than one street, the maximum lot dimension applies to all street frontages. 6.7.2.d. Pedestrianways shall be provided in accordance with Section 6.6.2.d, except as noted below: 6.7.2.d.i. The area between the curb and buildings or structures located along St. Asaphs Road shall consist of: 6.7.2.d.i.(1). A landscaped verge adjacent to the curb a minimum of eight feet in width, followed by 6.7.2.d.i.(2). A public walkway with a minimum unobstructed width of eight feet, and then 6.7.2.d.i.(3). A landscaped area between the building and the sidewalk. 6.7.2.e. Conditional Use 6.7.2.e.i. The Board of Commissioners may, by conditional use, approve variations to the dimensional standards contained in “Section 6.7.2.c Lot Width & Creation of Minor Streets“ and “Section 6.7.2.d Pedestrianways“, if the applicant demonstrates to the satisfaction of the Board that such variations are in furtherance of the “Section 6.6.1 Goals & Objectives“ of this article. 6.7.2.e.ii. When conditional use is sought from “Section 6.7.2.c Lot Width & Creation of Minor Streets“ to not provide a minor street, a public, multipurpose path shall be provided at maximum intervals of 1,000 feet. The path shall comply with the following criteria: 6.7.2.e.ii.(1). The path shall connect the pedestrianway along the street to existing or proposed building entrances or interior public gathering spaces. 6.7.2.e.ii.(2). The path shall be designed to improve connectivity through the site and the overall City Avenue District. The public multipurpose path shall connect to existing sidewalks or paths on an adjoining property, if feasible. 6.7.2.e.ii.(3). The path shall be at least eight feet wide. A hardscaped or landscaped verge measuring at least four feet in width shall be provided along one side of the path where it abuts a driveway or a roadway. Hardscaped surfaces shall be smooth and walkable. 6.7.2.e.iii. When conditional use is sought from “Section 6.7.2.d Pedestrianways“ to provide variations to the sidewalk and landscaped verge set forth in “Section 6.7.2.d Pedestrianways“ and “Section 6.6.11.c Landscape Verge Requirements“

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the applicant shall demonstrate to the satisfaction of the Board that such variations are in compliance with “Section 155-6.7.1 Goals and Objectives”.

6.7.3 Building Configuration shall be according to “Section 6.6.4“ and “Table 6.7.2 Bala Cynwyd Retail District (CAD-BCR),” except as noted below: 6.7.3.a. Build-to Line. The Build-to Line shall be provided according to “Section 6.6.4.a. Build-to Line” and “Table 6.6.2 Build-to Line“, except as noted below. 6.7.3.a.i. No structure shall be permitted within the first 50 feet of the curbline for parcels fronting on St. Asaphs Road between Belmont Avenue and Conshohocken State Road. 6.7.3.b. Building height. 6.7.3.b.i. The minimum height of any building shall be two stories and no less than 28 feet above grade. The second-story floor area shall be equal to or greater than 75% of the grade level building area. 6.7.3.b.ii. The maximum height of any building within the CAD-BCR shall be in accordance with “Table 6.7.1 CAD-BCR Height Standards”.

6.7.4 Conditional Use. The conditional use standards provided in “Section 6.6.5 Conditional Use“ shall also apply.

6.7.5 Fences & Walls. The fences and walls standards provided in “Section 6.6.6 Fences & Walls“ shall also apply in the CAD-BCR District.

6.7.6 Use regulations and standards shall be according to “Article 5: Uses” and “Table 5.3 Use Regulations“, except as noted below. 6.7.6.a. Mixed-use building. 6.7.6.a.i. Uses permitted on the ground floor in a mixed-use building shall be limited to those Commercial and Lodging Uses listed in “Table 5.1: Uses”, except as authorized below: 6.7.6.a.i.(1). Grade level parking within a liner building may be permitted. 6.7.6.a.i.(2). Any use permitted in“Article 5: Uses” shall be permitted on upper floors of a mixed-use building. 6.7.6.b. Multiple-use development. A multiple-use development for purposes of this district shall be defined as an integrated, complementary development consisting of: 6.7.6.b.i. Two or more buildings on one or more lots, provided that the lots are adjacent to and abut one another. 6.7.6.b.ii. At least one mixed-use building. The mixed-use building shall be constructed first. 6.7.6.b.iii. No single use shall occupy more than 80% of the total gross floor area of the buildings on the subject lot(s). 6.7.6.b.iv. 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: 6.7.6.b.iv.(1). Grade-level parking shall be permitted when provided for in a liner building. 6.7.6.b.v. The multiple-use development may be constructed concurrently or phased. 6.7.6.c. The following uses shall apply 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: 6.7.6.c.i. No buildings or structures shall be permitted within the first 50 feet of the curbline. 6.7.6.c.ii. Only residential uses are permitted within the first 100 feet of the curbline. The one-hundred-foot regulation 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. DRAFT 5.0 DECEMBER 19, 2019 206 192 ARTICLE 155-6: SPECIAL DISTRICTS

6.7.7 Parking, Loading, & Traffic Requirements. The parking, loading, and traffic requirements provided in “Section 6.6.8 Parking, loading and traffic requirements“ shall also apply in the CAD-BCR District.

6.7.8 Development Design Standards. The development design standards provided in “Section 6.6.9 Development Design Standards“ shall also apply in the CAD-BCR District.

6.7.9 Signs shall be according to “Article 9: Sign Standards” and “Section 9.8.1 Signs in the CAD”.

6.7.10 Landscape Standards. The landscape standards provided in “Section 6.6.11 Landscape Standards“ shall also apply in the CAD-BCR District.

6.7.11 Ambience Standards. The ambience standards provided in “Section 6.6.12 Ambience Standards“ shall also apply in the CAD-BCR District.

6.7.12 Density Increases. The density increases standards in “Section 6.6.13 Density Increases“ and in “Table 6.6.5 CAD-RCA Density Increase” shall also apply in the CAD-BCR District.

TABLE 6.7.1 – CAD-BCR HEIGHT STANDARDS

MINIMUM HEIGHT LOCATION 2 Stories or 28’ 1 The entire district

MAXIMUM HEIGHT LOCATION

Lots(s) fronting on the portion of St. Asaphs Road located between Belmont Avenue and a 45’ point in the center line of St. Asaphs Road measured approximately 642 feet southwesterly from the intersection of the centerline of Belmont Avenue and St. Asaphs Road.

• Lot(s) fronting on the portion of St. Asaphs Road located between 100 feet and 250 feet of the curbline of St. Asaphs Road, 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. 65’ • Lot(s) fronting on the portion of St. Asaphs Road located between 50 feet and 250 feet of the curbline of St. Asaphs Road, fronting on the portion of St. Asaphs Road located between Belmont Avenue and a point in the center line of St. Asaphs Road measured approximately 642 feet southwesterly from the intersection of the center lines of Bel- mont Avenue and St. Asaphs Road.

90’ All other locations in CAD-BCR.

NOTES 1. The second story floor area shall be equal to or greater than 75% of the grade level building area. DRAFT 5.0 DECEMBER 19, 2072019 ARTICLE 155-6: SPECIAL DISTRICTS 193

TABLE 6.7.2 BALA CYNWYD RETAIL DISTRICT (CAD-BCR)

Lot Occupation Notes Lot Width See “Section 6.7.2.c” 1 See “Section 6.6.4.d Impervious surface”

Lot Area None 2 Rowhouse use only Impervious Surface 60 - 70% max. (1) Primary Frontage 60% Building Configuration Principal Building (feet) Build-to Line See “Section 6.7.3.a” Side See “Section 6.6.4.b” Rear See “Section 6.6. 4.c” Floor Area Ratio See “Section 6.6. 4.f” Building Height (see “Section 155.3.3 Building Height”) See “Section 6.7.3.b” and Height “Table 6.7.1 CAD-BCR Height Standards” Frontage Yard Types (see “Section 155-3.5 Frontages”) Common Yard Not Permitted Fenced Yard Not Permitted Shallow Yard Permitted (2) Urban Yard Permitted Pedestrian Forecourt Permitted Vehicular Forecourt Permitted Facade Types (see “Section 155-3.5 Frontages”) Porch Not Permitted Stoop Permitted (2) Common Entry Not Permitted Arcade/Colonnade Permitted Gallery Permitted Storefront Permitted

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155-6.8 CITY AVENUE DISTRICT - BALA VILLAGE (CAD-BV).

6.8.1 Goals and Objectives. The intent of the City Avenue District - Bala Village is to encourage pedestrian- oriented development and redevelopment and more economically productive use of land parcels along Bala Avenue between City Avenue and Montgomery Avenue and along City Avenue between the Cynwyd Rail Line and Orchard Road. It recognizes the importance of the City Avenue District - Bala Village as a gateway to Lower Merion Township, and as a neighborhood- and transit-oriented center, by permitting appropriate densities and a mix of land uses while providing sufficient on- and off-street parking. 6.8.1.a. The general goals and objectives include the following specific purposes: 6.8.1.a.i. Encourage multiple-use real estate development within the CAD-BV District that creates a vibrant sense of place and welcomes residents, visitors and workers; 6.8.1.a.ii. Preserve and enhance the special character of the traditional early-20th Cen- tury Bala Shopping District. 6.8.1.a.iii. Encourage pedestrian- and transit-oriented development through adoption of high standards of architecture and design; 6.8.1.a.iv. Minimize to the greatest extent possible any adverse impacts on existing residential neighborhoods of any new development in the CAD-BV District; 6.8.1.a.v. Promote the livability and identity of the district by providing for dwellings, shops and workplaces in close proximity to each other; 6.8.1.a.vi. Enhance the visual character and identity of the district through appropriate building scale and design, landscaping and signage, and by encouraging the renovation and erection of buildings and storefronts that provide direct connections to the street and sidewalk; 6.8.1.a.vii. Discourage the dependence on automobile use by promoting alternative modes of transportation, including rail and bus, bicycling and walking, thereby reducing traffic congestion; 6.8.1.a.viii. Promote the smooth and safe flow of vehicular traffic through the corridor while reducing cut-through traffic in the neighboring residential districts; 6.8.1.a.ix. Encourage the development of shared parking and attractive, unobtrusive and convenient off-street parking facilities to reduce on-street congestion and facilitate vehicular and pedestrian circulation. 6.8.1.b. Applicability. 6.8.1.b.i. Wherein regulations or standards of this section differ from those found elsewhere in the zoning code, the regulations in this section prevail. 6.8.1.b.ii. Any new or expanded building shall comply with the standards in the CAD-BV except as provided in this article. 6.8.1.b.iii. Any building that is rehabilitated (where such rehabilitation is equal to or exceeds 50% of the facade of the building on the effective date of “Section 155.6.5 City Avenue Districts”) shall comply with “Section 6.8.9 Development Design Standards“. 6.8.1.b.iii.(1). The standards provided in “Section 6.8.9 Development Design Standards“ shall not apply when the building is located further than 40 feet from the curbline. However, the existing percentage of openings on each floor shall not be decreased.

6.8.2 Lot Occupation: 6.8.2.a. Lots shall comply with standards in “Section “155-3.4 Lot Occupation”. 6.8.2.b. A Building shall be located in relation to the property line except when abutting a street, in which case the setback shall be measured from the edge of curbline. 6.8.2.c. Public walkways shall: 6.8.2.c.i. Be constructed of brick, concrete pavers, stone, exposed aggregate concrete or integral colored concrete. 6.8.2.c.ii. Have a minimum unobstructed width of eight feet not including a four-foot hard landscaped strip to be maintained by the property owner at the curbline.

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The four-foot strip at the curbline shall be paved with unit pavers or similar decorative materials. 6.8.2.c.iii. Create a completely linked network of walkways connecting transit stops, commercial centers, institutional facilities and residential uses including parks and other open space areas. 6.8.2.c.iv. Permit outdoor seating for food and drink establishments and pedestrian-oriented accessory uses and other appropriate street furniture, including sales display for flowers, small shops, and food or drink stands in the area between the Build-to Line and public walkway, provided that the minimum unobstructed walkway is maintained. 6.8.2.c.v. Provide trees in tree wells at 25 foot intervals, provided the sidewalk retains a six foot clear passage. 6.8.2.d. Building frontage shall be according to “Table 6.8.3 Bala Village (CAD-BV)”. Pedestrian access ways to rear lot parking areas shall be spaced not more than 300 feet apart. 6.8.2.e. Streetscreens : 6.8.2.e.i. Streetscreens shall be located along the same plane as the building façade or elevation 6.8.2.e.ii. Streetscreens for off-street parking shall be according to “Article 8: Parking Standards”. 6.8.2.e.iii. The gaps between building facades along the frontage line shall be filled with a streetscreen for up to 100 percent of the lot width or length. 6.8.2.e.iv. Exceptions include: 6.8.2.e.iv.(1). Where a courtyard or garden may be accessed from the street. 6.8.2.e.iv.(2). Access to parking according to Section 8.5.

6.8.3 Building Configuration shall be according to “Table 6.8.3 Bala Village (CAD-BV)” and the following: 6.8.3.a. Build-to Line. 6.8.3.a.i. The Build-to Line shall be provided according to “Table 6.8.3 Bala Village (CAD-BV)”. 6.8.3.a.ii. The Build-to Line shall be measured from the curbline shown on the approved development plan and according to “Table 6.8.3 Bala Village (CAD-BV)”. 6.8.3.a.iii. Parking lots, driveways, loading/unloading zones and other auto-related areas are prohibited at or in front of the building. Such access driveways shall not pass in front of the building, except as noted below: 6.8.3.a.iii.(1). The primary pickup and dropoff area for hotel guests. 6.8.3.a.iii.(2). Transit facilities, limited to passenger waiting areas and pickup and dropoff areas. 6.8.3.a.iv. Features such as overhangs, bays, upper floor balconies, loggias, pergolas and similar architectural features placed on the front (street facing) side of the building may extend beyond the Build-to Line, up to three feet. 6.8.3.b. Building entries and signage shall face the street or the corner at a street intersection. Storefront entrance doors shall be recessed to allow doors to swing out without conflicting with pedestrian flow on the sidewalk. 6.8.3.c. Projections shall be allowed as specified in “Section 155-3.6 Projections”. 6.8.3.d. Building height shall be as specified in “Section 155-3.3 Building Height” and shall be as shown in “Table 6.8.3 Bala Village (CAD-BV)”. 6.8.3.d.i. The first floor elevation of a building at a frontage shall be established at the midpoint of the front property line, and may extend a maximum of two and a half (2.5) feet above the lowest point of the sidewalk grade. A finished floor elevation more than 2.5 feet above the lowest point of the sidewalk grade shall be considered the second floor. 6.8.3.d.ii. Chimneys, enclosed stairwells, roofed and unenclosed roof terraces and roof trellises, spires and uninhabitable ornamental building features, may be allowed to exceed maximum building height up to an additional 12 feet, and occupy a maximum 20 percent of roof area.

DRAFT 5.0 DECEMBER 19, 2019 210 196 ARTICLE 155-6: SPECIAL DISTRICTS

6.8.3.d.iii. Mechanical equipment on a roof shall be enclosed by parapets of the minimum Building Height necessary or other means to screen it from abutting streets and adjacent properties at ground level and may extend above the maximum height as specified. 6.8.3.e. Buffer Standards 6.8.3.e.i. Where a CAD-BV development abuts a residential use in a residential zoning district along a side or rear property line, there shall be a buffer area of at least 20 feet. 6.8.3.e.ii. Where a CAD-BV development abuts a railroad right-of-way with a residential district on the opposite side of the railroad, there shall be a buffer area of at least 10 feet. When part of a land development application, the Board of Commissioners may by conditional use authorize a further reduction in the buffer area, provided that the following standards are met: 6.8.3.e.ii.(1). The applicant shall establish by credible evidence that the residential structures on the opposite side of the railroad right- of-way in the area where the proposed buffer area is being reduced shall be no closer than 75 feet from said right-of-way. 6.8.3.e.ii.(2). The applicant shall establish by credible evidence that the views from and to adjacent properties, including views of and from the rail line, are visually screened by a lesser buffer area or alternative technique, such as the installation of a vegetative/ topiary fence, wall or other appropriate design element located on the applicant’s property. The applicant for the conditional use shall have the burden of demonstrating that approval of the conditional use is consistent with and promotes the relevant goals and objectives of Section 6.8.1 and that the buffer reduction will not adversely affect the public health, safety and welfare, specifically with respect to drainage, light, noise, air quality, natural features of the land, and neighborhood aesthetic characteristics. 6.8.3.e.iii. 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 or along a parking lot or parking structure, 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. 6.8.3.e.iv. There may not be more than one vehicular point of ingress and egress through the buffer area to any street. Such point of vehicular ingress/egress driveway shall not exceed 22 feet in width.

6.8.4 Conditional Use. The conditional use standards provided in “Section 6.6.5 Conditional Use“ shall also apply.

6.8.5 Fences and walls shall be according to “Section 155-3.7 Fences and Walls” and the following: 6.8.5.a. Fence types shall be regulated by district as a specified in “Table 3.7.2 Fence Type by District”. 6.8.5.b. Fence height shall be according to “Table 3.7.1 Fence Height”. 6.8.5.c. The height of retaining walls shall be according to “Section 155-3.7 Fences and Walls”.

6.8.6 Use regulations and standards shall be according to “Article 5: Uses”.

6.8.7 Parking, Loading & Traffic Requirements. The parking, loading, and traffic requirements provided in Section 6.6.8 shall also apply in the CAD-BV District, except as noted below. 6.8.7.a. If adequate on-site parking is not available, the parking requirements for uses in existing and expanded mixed-use buildings may be met by designating currently undesignated metered public parking spaces in any public parking lot within 900 feet of the use, mea-

DRAFT 5.0 DECEMBER 19, 2112019 ARTICLE 155-6: SPECIAL DISTRICTS 197

sured from the lot line to the center of the public parking lot. Each public parking space may only be counted once when this parking provision is utilized. A maximum of 10 parking spaces in public parking lots may be designated under this section. Public parking spaces may not be designated for uses in 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 on the lot. 6.8.7.a.i. Expanded Building: An expanded mixed-use building in this district is one where at least 75% of the floor area remains undisturbed and no more than 75% of the floor area existing on February 21, 2018 is added.

6.8.8 Landscaping Standards. 6.8.8.a. Greening standards. The greening standards set forth in Chapter 135, Subdivision and Land Development, at § 135-41.4 shall apply.

6.8.9 Development Design Standards. 6.8.9.a. Purpose and applicability. 6.8.9.a.i. The purpose of this subsection is to require pedestrian-oriented buildings and to require building entrances to be oriented toward the streets, sidewalks and/ or public accessways. Windows shall facilitate views into and out of buildings. Requirements for orientation and primary entrances are intended to: 6.8.9.a.i.(1). Provide for convenient, direct and accessible pedestrian access to and from public sidewalks, and transit facilities; 6.8.9.a.i.(2). Provide a safe, efficient and enjoyable pedestrian experience by connecting buildings in the CAD-BV District; and 6.8.9.a.i.(3). Promote use of pedestrian and transit modes of transportation. 6.8.9.b. Applicability. In accordance with “Section 6.8.1.b Applicability“, any new, expanded and renovated (exterior only) buildings may be either traditional in their architectural character or be a contemporary expression of traditional styles and forms, respecting the scale, proportion, character and materials of structures within the Bala Cynwyd area of Lower Merion. 6.8.9.b.i. Any new or expanded buildings, or any building that is rehabilitated (where such rehabilitation is equal to or exceeds 50% of the facade of the building), shall comply with the development design standards in Subsections 6.8.9.c., 6.8.9.d., and 6.8.9.e. Properties listed on the Lower Merion Township Historic Resource Inventory shall, in the alternative, be subject to the Secretary of the Interior’s Standards if the development design standards conflict with the Secretary of the Interior’s Standards. In such case, the Secretary of the Interi- or’s Standards shall apply. 6.8.9.c. Compliance. A design manual shall be submitted in conjunction with a development or permit application demonstrating how the development will comply with the development design standards. The design manual shall include samples and at least two copies of the following items: 6.8.9.c.i. Site plan drawn to scale; 6.8.9.c.ii. Building elevations drawn to scale; 6.8.9.c.iii. Colored rendering; 6.8.9.c.iv. Landscape plan; and 6.8.9.c.v. Current photographs of the site. 6.8.9.d. Building orientation and primary entrance. 6.8.9.d.i. The primary pedestrian access point to buildings shall be located on one or more primary front facades, rather than on the rear or side of the building, unless approved by the Board of Commissioners by conditional use. Sec- ondary access points may be located along other facades. In addition to the conditional use standards in Article 11, the following standards shall apply if the primary pedestrian access point is not located along the primary front façade. 6.8.9.d.i.(1). The applicant shall demonstrate that the primary pedestrian access point to the buildings may not feasibly be located along the primary front facade.

DRAFT 5.0 DECEMBER 19, 2019 212 198 ARTICLE 155-6: SPECIAL DISTRICTS

6.8.9.d.i.(2). The primary pedestrian access point shall be accessible by a public walkway. 6.8.9.d.i.(3). The primary pedestrian access door(s) shall meet the minimum glass requirements set forth in the architectural design standards. 6.8.9.d.ii. Building Entries & Site Access shall conform to “Section 3.5.8 Building Access“, and the following. 6.8.9.d.ii.(1). Buildings shall be designed with windows, public access points and signage facing the street and sidewalk. 6.8.9.d.ii.(2). Primary building entrances shall be articulated and visible from the street. 6.8.9.d.ii.(3). If a single lot is redeveloped, any new vehicular access point shall be located on a side lot line and shared with adjacent lots, where feasible. 6.8.9.d.ii.(4). Security enclosures, if provided, shall be of the mesh type that allow exterior and interior visibility, and shall be located inside the windows. 6.8.9.e. Architectural design standards. The architectural design standards have been incorporated into this district to ensure that the character of new buildings relates to the scale and character of the existing commercial buildings and creates a pedestrian-friendly environment. 6.8.9.e.i. Buildings with active uses, including wrapped garages. 6.8.9.e.i.(1). The visual mass of all buildings shall be deemphasized through the use of architectural and landscape elements, including form, architectural features and materials, to reduce their apparent bulk and volume, to enhance visual quality and contribute to human-scale development. 6.8.9.e.i.(2). The ground floor of the primary front facade shall contain a minimum of 60% clear windows and doors. Smoked, reflective, tinted or black glass in windows is prohibited. Glass shall have a minimum light transmittance of 0.75. [a]. Required window areas shall be either windows that allow views into work areas or lobbies, pedestrian entrances or merchandise display windows. 6.8.9.e.i.(3). Any ground floor walls with less than 25% of clear windows shall be articulated by two or more of the following: [a]. Articulation of the facade plane, and/or changes in materials; [b]. If the building is occupied by a commercial use, display window cases; [c]. For aboveground parking structures, by landscaping or screening of openings such that the majority of the view of the interior is obstructed. 6.8.9.e.i.(4). Second story and above of primary front facades, shall contain a minimum of 20% of the facade as clear windows. Glazing shall have a minimum light transmittance of 0.75. 6.8.9.e.i.(5). Exterior wall materials shall be durable high-quality materials and may include brick, stone, stucco, and wood. Cement fiber siding on any portion of a building over three stories or 38 feet in height, whichever is less, vinyl and aluminum siding, and T-111 or other similar plywood siding is prohibited. Except on side or rear walls, not visible from any public way, concrete block shall be prohibited. 6.8.9.e.i.(6). All roof-top mechanical equipment, including antennas, shall be screened visually and acoustically. Such screening shall be integral to the architectural design of the building.

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6.8.9.e.i.(7). Grade level exterior doors that swing onto a public walkway that is less than six feet wide, shall be set into the building to avoid conflict with pedestrians. 6.8.9.e.i.(8). A wrapped parking structure shall include a development where a minimum of 75% of the facade of the perimeter of the parking structure facing a street is positioned behind a building with an active use. 6.8.9.e.ii. Vertical articulation. The massing of all buildings shall be deemphasized through vertical articulation, such as the use of projecting and recessed elements, including porches, bay windows, balconies and roof dormers to reduce overall bulk and volume, enhance visual quality and contribute to human-scale development. The depth of such articulation shall be a minimum of two feet zero inches. Such vertical articulation shall occur at a minimum fifty-foot interval. 6.8.9.e.iii. Horizontal articulation. The massing of all buildings shall be deemphasized through the use of horizontal articulation, including articulation of the line between the ground floor and upper levels with a cornice, arcade, canopy, and other visual device. 6.8.9.e.iv. The Board of Commissioners may, by conditional use, approve the use of architectural concepts, designs and materials which differ from those set forth above, if the applicant demonstrates to the satisfaction of the Board that such concepts and designs are in compliance with “Section 155-6.8.1 Goals and Objectives”. 6.8.9.f. Parking structures 6.8.9.f.i. Shall have a separate pedestrian entrance. 6.8.9.f.ii. The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure’s facade. 6.8.9.f.iii. Shall have a façade that conceals all internal elements such as plumbing pipes, fans, ducts that are not concealed behind a liner. 6.8.9.f.iv. Shall not have exposed concrete spandrel panels visible from a public way.

6.8.10 Signs shall be according to “Article 9: Sign Standards” and “Section 9.8.1 Signs in the CAD”.

6.8.11 Utilities. 6.8.11.a. All new electric, telephone and cable lines and building services shall be underground for new developments and additions.

6.8.12 Ambience Standards. 6.8.12.a. Noise and lighting regulations shall be according to “Section 155-3.11 Ambience Stan- dards”.

6.8.13 Density increase for mixed-use buildings. The purpose of this section is to encourage the provisions of amenities to benefit the public health, safety and welfare, including adequate open space and public gathering space; efficient roadways; safe bicycle and pedestrian connections and transit facilities; and the preservation of historic resources. The density authorized for mixed-use buildings may be increased as described in this section, subject to the provisions listed below in “Table 6.8.1 Bala Village (CAD-BV) Density Increase Standards“. The density increases listed below may be cumulative.

DRAFT 5.0 DECEMBER 19, 2019 214 200 ARTICLE 155-6: SPECIAL DISTRICTS

TABLE 6.8.1 BALA VILLAGE (CAD-BV) DENSITY INCREASE STANDARDS Initial Total Amenity OSTI (1) Regulations Increase Increase

The public gathering space shall be maintained by the property owner. The amount of density increase shall be noted on the plan and recorded in the deed. No portion of the public gathering space may be dedicated to a specific tenant. • The public gathering space shall be designed and located so to achieve the purpose of this subsection as stated above and shall comply with the requirements detailed below. • The maximum number of separate public gathering spaces on any lot is two. • Size of the public gathering space. A minimum of 5% of the lot area shall be used as public gathering space. • Design of the public gathering space. • A rain garden may be provided. No more than 30% of the public gathering space may be devoted to a rain garden use. • A minimum of 30% of the public gathering space shall be landscaped with trees, shrubs, and mixed plantings with year-round interest. • The hard surface area of the public gathering space shall be paving materials, such as unit pavers, paving stones, or concrete. No more than 20% of the public gathering space may be concrete. If the concrete in a public gathering space is stamped concrete providing the appearance of unit pavers or paving stones, the maximum area of stamped concrete shall be 30%. • The public gathering space shall not be used for parking, Public gathering 0.15 0.05 0.2 loading, or vehicular access. space (PGS) (2) • The area of the public gathering space or the plantings within the public gathering space shall not be used to demonstrate compliance with the greening standards. • Public gathering space may include ornamental fountains, stairways, waterfalls, sculptures, arbors, trellises, planted beds, drinking fountains, benches, awnings, canopies and similar structures. • One bicycle space shall be provided for every 300 square feet of public gathering space. • Location of public gathering space. The public gathering space shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection. The public gathering space shall connect with existing or proposed public gathering spaces on abutting properties, where feasible. Public gathering space may be located along a street and is encouraged to be located between buildings or within an inner or outer court. Location of a public gathering space adjacent to a parking lot is discouraged. • The design and size of the public gathering spaces may be modified, subject to conditional use approval from the Board of Commissioners. In addition to the conditional use standards in Article 11, the following standards apply: • Where a children’s play area consisting of playground equipment and/or spray fountains is provided, the minimum area devoted to landscaping and rain gardens may be reduced by up to 30%.

Notes

1. OSTI is an off-site traffic improvement. 2. In order to qualify for the density increases public gathering space shall be provided. DRAFT 5.0 DECEMBER 19, 2152019 ARTICLE 155-6: SPECIAL DISTRICTS 201

TABLE 6.8.1 BALA VILLAGE (CAD-BV) DENSITY INCREASE STANDARDS (CONTINUED)

Initial Total Amenity OSTI (1) Regulations Increase Increase

• The allowable density may be increased by an FAR of 0.25. • The allowable density may be increased by an additional FAR of 0.05 Mixed-use up to a total FAR of 0.30 where the applicant installs off-site traffic 0.25 0.05 0.3 buildings improvements as determined by the Township or contributes to a City Avenue Transportation Services Area fund held by the Township in accordance with “Section 6.8.6.f.”.

The allowable density may be increased by an FAR of 0.5 for a development where parking is in a new underground and/or wrapped parking structure. • The allowable density may be increased by an additional FAR of Underground 0.05 to a total FAR of 0.55 where the applicant installs off-site traffic and/or improvements as determined by the Township or contributes to a wrapped 0.5 0.05 0.55 City Avenue Transportation Services Area Fund held by the Town- parking ship in accordance with “Section 6.8.6.f.5 Floor area ratio (FAR).”. structures • Where the required parking is split between an underground and/ or wrapped parking structure and surface parking, this density increase shall be prorated based on the percentage of the required parking in the underground and/or wrapped parking structure.

The allowable density may be increased by up to an FAR of 0.05 for a development where accommodations to encourage mass transit are provided. Such accommodations include the construction of new bus shelters along a public roadway and/or the installation of electronic mass transit schedule boards. The applicant shall submit documenta- Transit facility tion from the appropriate transit authority approving the design and 0.05 0.05 0.1 improvements location of the transit facility improvements. • The allowable density may be increased by an additional FAR of 0.05 to a total FAR of 0.1 where the applicant installs off-site traffic improvements as determined by the Township or contributes to a City Avenue Transportation Services Area Fund held by the Town- ship in accordance with “Section 6.8.6.f.”

The allowable density may be increased by up to an FAR of 0.2 for a development where a resource listed on the Township Historic Resource Inventory is preserved or renovated in compliance with the Secretary of the Interior’s standards. Historic 0.2 0.05 0.25 • The allowable density may be increased by an additional FAR of preservation 0.05 to a total FAR of 0.15 where the applicant installs off-site traffic improvements as determined by the Township or contributes to a City Avenue Transportation Services Area Fund held by the Township in accordance with “Section 6.8.5 Floor area ratio (FAR).”.

Notes

1. OSTI is an off-site traffic improvement.

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TABLE 6.8.1 BALA VILLAGE (CAD-BV) DENSITY INCREASE STANDARDS (CONTINUED)

Initial Total Amenity OSTI (1) Regulations Increase Increase

The allowable density may be increased by an FAR of up to 0.2 for a development where the applicant installs off-site traffic improvements as determined by the Township or contributes to a City Avenue Trans- portation Services Area Fund held by the Township, subject to the following provisions: • Roadway improvements shall comply with the 2010 Transportation Capital Improvements Plan prepared for the City Avenue Transpor- tation Services Area. The Township may also authorize improvement of intersections or roadways outside the district that are impacted by the proposed development. Off-site traffic • When the applicant is installing the roadway improvement, 0.2 0 0.25 improvements the Township Engineer shall determine the scope of the roadway improvements installed. • Construction cost estimates shall be provided by the applicant and approved by the Township Engineer. The cost of the improvements shall be calculated as noted below: • The off-site traffic improvements or payment in-lieu shall equal $20 per sq. ft. generated by the total additional floor area constructed under “Section 6.8.13”. • When a fee in lieu of the improvements is made, the funds shall be administered in accordance with the provisions established in § 135-66 of the Subdivision and Land Development chapter.

Sustainable design Reserved Reserved Reserved (Reserved)

Affordable housing Reserved Reserved Reserved (Reserved)

Notes

1. OSTI is an off-site traffic improvement.

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TABLE 6.8.2 BALA VILLAGE (CAD-BV) DIMENSIONAL STANDARDS

Lot Occupation Notes Lot Width none 1 The Build-to Line may be extended as follows: up to 20 ft. farther from the curbline if the additional area is used as Lot Area none outdoor dining and up to 20 ft. farther from the curbline Impervious Surface where a public gathering space is provided between the Build-to Line and the building entrance, subject to compli- Single-use Buildings 80% max. ance with “Table 6.8.1. Density Increase Standards”.

Mixed-use Buildings 90% max. 2 Where a shared party wall exists with the adjoining prop- Primary Frontage 70% erty, there shall be no required side yard setback. Where a shared party wall does not exist, the minimum side yard Setbacks setback shall be 10 ft. and a maximum of 15 ft. from the side lot line. Principal Building (feet) Build-to Line 3 The maximum dimension may be increased up to 25 ft from the side lot line where the side yard includes a vehicular Facing Bala Ave between City 20 ft. min. 25 ft. max. (1) driveway. Ave and Union Ave Facing Bala Ave between For a lot immediately contiguous to a residential use in Union Ave and Montgomery 15 ft. min. 25 ft. max. (1) a residential zoning district, the side yard abutting the Ave and all other streets residential use shall be at least 25 ft. Side 0 or 10 ft. min. (2) 15 ft. max. (3) 4 The lot also shall comply with minimum buffer requirements.

Rear 5 Min. 6 ft. stepback from primary front facade required on portion of building above 38 ft. when the building fronts Structures backing to a resi- (4) dentially zoned lot 25 ft. min. on Bala Ave. 6 The maximum height may be increased to 65 ft. provided Structures not backing to a (4) residentially zoned lot 0 ft. min. that the step back at 38 ft. is increased to 8 ft.

Building Height Along City Ave 65 ft. max. Buildings between North Highland Ave and Montgom- 60 ft. max. (5) ery Ave Buildings between Bala Ave and the Cynwyd Rail Line from 60 ft. max. (5) (6) City Ave to Montgomery Ave Buildings along westerly side of Bala Ave between Aberdale 49 ft. max. (5) Rd and North Highland Ave and all other streets Intensity FAR (base) [increase] (1.25 max.) [2.0 max.]

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TABLE 6.9 SPECIAL DISTRICT MC BMMD RHR BMV CAD RESIDENTIAL BUILDING TYPES SINGLE-FAMILY DETACHED HOUSE

R (1) R (2)

TWIN

R (1) R (2)

DUPLEX

R (1) R (2)

QUAD

Notes 1 BMMD3 only

2 BMV1, 3, 4

P = Permitted Use R = Regulated Use DRAFT 5.0 DECEMBER 19, 2192019 ARTICLE 155-6: SPECIAL DISTRICTS 205

TABLE 6.9 SPECIAL DISTRICT MC BMMD RHR BMV CAD RESIDENTIAL BUILDING TYPES

ROWHOUSE

R (1) P/R P/R

SMALL MULTI-FAMILY (6-PACK)

R P/R R

LARGE MULTI-FAMILY

R P/R R

LIVE/WORK

P R (2) R (3) Notes 1 BMMD3 only

2 BMV1, 3, 4

3 CAD-BV only

DRAFT 5.0 DECEMBER 19, 2019 P = Permitted Use R = Regulated Use 220 206 ARTICLE 155-6: SPECIAL DISTRICTS

INTENTIONALLY BLANK

DRAFT 5.0 DECEMBER 19, 2212019 ARTICLE 7: CONSERVATION & PRESERVATION OVERLAYS

222 208 ARTICLE 155-7: CONSERVATION & PRESERVATION

155-7.1 HROD HISTORIC RESOURCES OVERLAY DISTRICT

7.1.1 Intent 7.1.1.a. Preservation and protection of buildings, structures and sites, and objects of historic, architectural, cultural, archaeological, educational and aesthetic merit are public necessities and are in the interests of the health, prosperity and welfare of the people of Lower Merion Township. To that end, a separate zoning district is created to overlay all other zoning districts in the Township. 7.1.1.b. The provisions of this Section are intended to: 7.1.1.b.i. Promote the general welfare by protecting the integrity of the historic resources and neighborhoods with unique architectural characteristics of Lower Merion Township. 7.1.1.b.ii. Establish a clear and public process by which proposed land use changes affecting historic resources can be reviewed. 7.1.1.b.iii. Discourage the unnecessary demolition of historic resources. 7.1.1.b.iv. Provide incentives for the continued use of historic resources and to facilitate their appropriate reuse. 7.1.1.b.v. Encourage the conservation of historic settings and landscapes. 7.1.1.b.vi. Promote retention of historical integrity in the context of proposed land use and/or structural changes. 7.1.1.b.vii. Preserve historic resources in the community as listed on the Historic Resource Inventory and in local Historic Districts. 7.1.1.b.viii. For conversions, retains the visual character of the building and the grounds surrounding it as they were designed and/or as they have traditionally been maintained.

7.1.2 Applicability 7.1.2.a. The provisions of “Article 7: Conservation & Preservation Overlays” shall apply to all Class I and Class II Historic Resources and contributing resources in local historic districts designated by the Board of Commissioners and identified on the Historic Resource Inventory, unless stated otherwise. 7.1.2.b. The properties identified on the Historic Resource Inventory shall constitute an overlay to the Township Zoning Map. 7.1.2.c. A means to guarantee the permanent protection of the historic integrity of the subject resource(s), such as the establishment of conservation easements(s) or appropriate covenants in a form acceptable to the Township Solicitor, shall be provided prior to the granting of any conditional use approval. 7.1.2.d. A use other than that permitted by the underlying district, may only be permitted, provided the following conditions are met: 7.1.2.d.i. The use shall be contained within the historic buildings or structures unless otherwise specifically permitted. 7.1.2.d.ii. Obtaining a recommendation by the Historical Commission or Board of His- torical Architectural Review (HARB) (if the property is in an historic district). 7.1.2.d.iii. Obtaining conditional use approval by the Board of Commissioners (BOC). 7.1.2.e. This section excludes elements on a designated property which do not contribute to the historic resource. 7.1.2.f. The most current version of the Secretary of the Interior’s Standards for Rehabilitation of Historic Structures, as amended, shall be used as a guideline in carrying out any plans involving the rehabilitation, alteration or enlargement of historic resource(s).

7.1.3 Permitted Uses for Class I and Class II Historic Resources 7.1.3.a. Any use in the underlying zoning district. 7.1.3.b. Any one of the uses permitted in “Table 7.1.1 Historic Resource Uses”, as further regulated by “Table 7.1.2 Historic Resource Use Regulations”. Only one additional use is permitted on properties designated as a Class I and Class II Historic Resource.

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7.1.4 A use identified by the letter “R” means the use is permitted subject tothe regulations in “Table 7.1.2 Historic Resource Use Regulations” and the following: 7.1.4.a. Where multiple uses are permitted for an historic resource, the habitable floor area required or occupied (whichever is larger) by one use cannot be used in calculating the allowed intensity of another use. Where intensity of use is measured by lot area, the lot area required for one use cannot be used in calculating the allowed intensity of another use. 7.1.4.b. A regulated use is subject to administrative approval by the issuance of a zoning permit by the Zoning Officer. 7.1.4.c. Where a proposed use is permitted by “Table 7.1.1 Historic Resource Uses” by conditional use and is also permitted in the underlying zoning district by special exception, conditional use application to the Board of Commissioners shall be made in lieu of a special exception application to the Zoning Hearing Board, unless explicitly noted otherwise.

7.1.5 Specific Requirements for Conditional Use Approval 7.1.5.a. Application procedures and requirements for conditional use approval for a historic resource are located at “Article 11: Process & Procedures”, Section 11.1.8. 7.1.5.b. A use identified by the letter “C” means the use must be authorized by Conditional Use.

7.1.6 Access and Parking shall be according to “Article 8: Parking Standards” unless otherwise stated in Table 7.1.2.

7.1.7 Additional Use Requirements for Class I or Class II Historic Resources 7.1.7.a. For all uses permitted in “Table 7.1.1 Historic Resource Uses”, located in LDR and MDR districts, the following regulations shall apply: 7.1.7.a.i. Off-street parking areas shall be screened from neighboring properties by plant material, or a combination of plant material, fencing or berms, as follows: 7.1.7.a.i.(1). To a minimum height of four feet along all frontages. 7.1.7.a.i.(2). To a minimum height of five feet along all side and rear properties. 7.1.7.a.ii. Show windows, displays or advertising visible outside the premises are prohibited, except for a single, non-illuminated sign not exceeding two square feet. 7.1.7.a.iii. Ambience standards shall be according to “Section 155-3.11 Ambience Stan- dards”.

7.1.8 Relief from Specific Form Standards 7.1.8.a. The impervious surface and setback standards in the underlying zoning district may be modified by up to 15% for properties containing Class I or Class II Historic Resources, subject to: 7.1.8.a.i. Obtaining a recommendation from by the Historical Commission or Board of Historical Architectural Review (HARB) (if the property is in an historic district), pursuant to Chapter 88; and 7.1.8.a.ii. Obtaining conditional use approval from the Board of Commissioners. 7.1.8.b. Projections into required setbacks that are greater than those permitted in “Section155-3.6 Projections” may be permitted by the Board of Commissioners as a conditional use if the purpose of the addition is to restore the building to its previous historic configuration, provided that a recommendation is obtained from the Historical Commission or Board of Historical Architectural Review (HARB) (if the property is in an historic district), and approved by the Board of Commissioners. 7.1.8.c. Where form requirements are modified, the applicant shall demonstrate to the satisfaction of the Board of Commissioners that the degree of relief is required to accommodate the reasonable development, use or enhancement of the historic resource. 7.1.8.d. The impervious surface coverages permitted by this section may each not exceed 50% of the building area of the historic resource(s) subject to a guarantee that provides the permanent protection of the integrity of the historic resource in a form acceptable to the Township Solicitor, unless further limited by Table 7.1.2.

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7.1.8.e. Where the Board of Commissioners determines that the requested relief is essential to the TABLE 7.1.1 HISTORIC RESOURCE USES preservation of the historic resource the Board of Commissioners may, by conditional use, modify such requirements to a greater degree than permitted by this section to protect USES CLASS I CLASS II the historic resource. RESIDENTIAL 7.1.9 Neighborhood Conservation Districts (RESERVED) Accessory Dwelling Unit R R 7.1.10 Historic Resource Impact Study 7.1.10.a. The historic resource impact study, required by “Section 11.1.8.d” for certain conditional Single-Family to Multi-Family Conversion C/R C/R use applications, shall be prepared by a qualified historic preservation or land planner with professional expertise in historic preservation, historical architecture or related disciplines Non-Residential to Multi-Family Conversion C/R C/R as provided for in 36 CFR 61. Historic Home Occupation R R 7.1.10.b. Contents. The study shall contain the following information unless the Director of Building and Planning determines them to be not pertinent to the application: LODGING 7.1.10.b.i. Background information. Bed & Breakfast C/R C/R 7.1.10.b.i.(1). A site plan, including existing structures, topography, watercourses, vegetation, landscaping, existing drives, etc, with all CULTURAL / MUSEUM contributing elements labeled accordingly. Cultural Studio, Gallery, Museum C/R C/R 7.1.10.b.i.(2). General description and classification of all historic elements located on the subject tract as shown on the site plan, or on tracts OFFICE immediately adjacent to the subject tract. 7.1.10.b.i.(3). Statement of the significance of each Class I or II Historic Resource, Office C/R relative to both the Township and region in general. SPECIALIZED RETAIL 7.1.10.b.i.(4). Sufficient number of digital photographs to show every historic resource identified in its setting. Photographs shall be at least Food Preparation / Catering C/R 3000 x 2000 pixels, numbered, and with their locations noted Repair Services C/R on the site plan. 7.1.10.b.i.(5). Narrative description of the historical development of the subject OTHER tract. Craft and Production (Artist Studio / Workshop) C/R 7.1.10.b.ii. Proposed change. 7.1.10.b.ii.(1). General description and site plan of the project, including time Place of Assembly (Community Center) C/R table or phases. 7.1.10.b.ii.(2). Description of impact on each contributing element within the Class I or II Historic Resource identified in “Article 11: Process & Procedures”, with regard to architectural integrity, historic setting and future use. 7.1.10.b.ii.(3). General description of effect of noise and traffic and other impacts generated by the proposed change on any contributing element within the Class I or II Historic Resource identified in “Article 11: Process & Procedures”.

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TABLE 7.1.1 HISTORIC RESOURCE USES

USES CLASS I CLASS II

RESIDENTIAL

Accessory Dwelling Unit R R

Single-Family to Multi-Family Conversion C/R C/R

Non-Residential to Multi-Family Conversion C/R C/R

Historic Home Occupation R R

LODGING

Bed & Breakfast C/R C/R

CULTURAL / MUSEUM

Cultural Studio, Gallery, Museum C/R C/R

OFFICE

Office C/R

SPECIALIZED RETAIL

Food Preparation / Catering C/R

Repair Services C/R

OTHER Craft and Production (Artist Studio / Workshop) C/R

Place of Assembly (Community Center) C/R

C = Conditional R = Regulated

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TABLE 7.1.2 HISTORIC RESOURCE USE REGULATIONS

USES CLASS I CLASS II USE REGULATION

RESIDENTIAL Shall only be authorized subject to the following regulations: • It is the only single-family dwelling unit other than the principal Accessory R R dwelling. Dwelling Unit • Class I & Class II historic resources shall comply with “Table 8.1 Minimum Parking Requirements”.

Shall only be authorized as a conditional use subject to the following regulations: • A minimum of 75% of the lot area requirement for the district in which the designated lot is located shall be provided for each dwelling unit, up to a maximum of five units. The lot area required for the conversion cannot be used to determine the density in a future subdivision. A covenant shall be recorded to document this restriction. • The only permitted external alterations of the converted building shall be subject to the following: • Those required for reasons of safety or compliance with the accessibility and requirements of the International Building Code. • Openings required to accommodate new windows and doors, grade level patios or wood decks. • Vents or exhausts for mechanical systems. • Upper floor balconies on the side or rear of the building. • New stairways located to the rear of the building, unless Single-Family required by the building code to be located on the side of to Multi-Family C/R C/R the building. Conversion • Open porches. • Building additions are subject to compliance with the following: • Form standards of underlying zoning; and • An addition shall be limited to a maximum of 5% of the building footprint of the historic resources and shall not be visible from the public way. • A detached private garage shall be located to the rear or side of the existing building to be converted and subject to the setback requirements in its zoning district but in no case may be less than 10 feet from the side or rear property line. • Required parking shall comply with “Article 8: Parking Standards”, except as noted herein: • Existing on-site parking may be shared, provided that there is at least 1.5 parking spaces on the lot dedicated for each dwelling unit. • All surface parking added to comply with required parking for the conversion shall not be located in the front yard setback or in front of the historic resource and shall be screened from the public way.

C = Conditional R = Regulated

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TABLE 7.1.2 HISTORIC RESOURCE USE REGULATIONS (CONTINUED)

USES CLASS I CLASS II USE REGULATION

RESIDENTIAL (CONT’D) Shall only be authorized as a conditional use subject to the following regulations: • The minimum lot area requirement for the district in which the lot is located shall be provided for each dwelling unit in the proposed converted building. • No future subdivision of the property may reduce the lot area below the minimum requirement of the applicable zoning district. • A covenant shall be recorded to document this regulation. • The building on the lot shall comply with the building form standards for the zoning district in which it is located. To the degree the building is nonconforming, the existing and new improvements required to complete the conversion shall comply to Tables 4.1 to 4.4 and Tables 6.1 to 6.5 and to “Article 3: General to Districts”. • The only permitted external alterations of the converted building are: • Those required for reasons of safety or compliance with the accessibility and requirements of the International Building Code. • Openings required to accommodate new windows and doors, grade level patios or wood decks. • Vents or exhausts for mechanical systems. • Upper floor balconies on the side or rear of the building. Non-Residential • New stairways located to the rear of the building, unless to Multi-Family C/R C/R required by the building code to be located on the side of Conversion the building. • Open porches. • Building additions subject to compliance with the following: • Form standards of underlying zoning; and • An addition shall be limited to a maximum of 10% of the building footprint of the historic resource and shall not be visible from the public way. • The addition of a detached private garage or parking structure, subject to compliance with the following conditions: • A detached private garage shall be: • Located to the rear or side of the existing building to be converted and subject to the setback requirements in its zoning district but in no case may be less than 10 feet from the side or rear property line. • Limited to a maximum of two cars and 600 square feet maximum. • A parking structure shall be designed to fit into the topography with as many spaces below grade as possible. • A planted buffer of not less than 20 feet in width along the full length of each side and rear lot line shall be provided in LDR and MDR districts, unless a finding shows adjacent properties are sufficiently protected from the impact of the converted building by a lesser buffer or by no buffer at all. No driveway or parking area is permitted within this required buffer area.

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TABLE 7.1.2 HISTORIC RESOURCE USE REGULATIONS (CONTINUED)

USES CLASS I CLASS II USE REGULATION

RESIDENTIAL (CONT’D) • Required parking shall comply with “Article 8: Parking Standards”, • All surface parking added to comply with required parking for the conversion shall be screened from the view of adjacent properties Non-Residential at ground level, to the extent practicable, by planting a mix of to Multi-Family C/R C/R deciduous and evergreen trees and shrubs or a combination of Conversion fencing, walls or plantings. (Continued) • If the net lot area exceeds five acres, the lot shall comply with the provisions of Section “155-7.2 OSOD Open Space Overlay District”. Historic Resource home occupation is permitted subject to the following regulations: • No more than eight commercial visits per day. • All visits shall fall between the hours of 9:00 a.m. and 9:00 p.m. • No more than 25% of the habitable floor area shall be used for the historic resource home occupation. • Home occupations may be conducted in a building/structure accessory to the practitioner’s principal residence, provided that the accessory building/structure is determined by the Board of Historic Home Commissioners to be a contributing resource and is identified as R R Occupation such on the Historic Resource Inventory. • One additional off-street parking space is required for each employee in addition to the practitioner. • In LDR & MDR1 Districts, a separation requirement of 300 feet from any other historic resource home occupation or any other home occupation (except nontraffic home occupations) shall apply. This may be modified by Conditional Use, if the applicant established 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.

LODGING Shall only be authorized as a conditional use subject to the following regulations: • A maximum of five guest suites, with a maximum of 15 guests. • No kitchen or cooking facilities in any guest suite. Bed & Breakfast C/R C/R • The use of amenities, such as swimming pool or tennis courts, is restricted to guests staying at the establishment and owners. • One parking space shall be provided for each guest suite, in addition to the required parking for any other permitted use.

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TABLE 7.1.2 HISTORIC RESOURCE USE REGULATIONS (CONTINUED)

USES CLASS I CLASS II USE REGULATION

CULTURAL / MUSEUM Shall only be authorized as a conditional use in a LDR or MDR zoning district subject to the following regulations: Cultural Studio, • The area devoted to the use is limited to 3,000 square feet. C/R C/R Gallery, Museum • The property owner, or the manager or lessor of the facility, shall reside on the premises. • Permitted hours of operation are between 8:00 a.m. and 8:00 p.m.

OFFICE Shall only be authorized as a conditional use subject to the following regulations: • The property shall be accessed from a primary, secondary and/or tertiary street and not located in a local historic district. Office C/R • Limited to one employee per 500 square feet of gross habitable floor area dedicated to office use. • The office use shall be limited to 100,000 square feet of the existing gross habitable floor area.

SPECIALIZED RETAIL Shall only be authorized as a conditional use subject to the following regulations: • The property shall be accessed from a primary, secondary and/or tertiary street and not located in a local historic district. Food Preparation / C/R Catering • No food consumption on premises. • Limited to one employee per 500 square feet of gross habitable floor area, and no more than three employees. • Permitted hours of operation are between 8:00 a.m. and 8:00 p.m.

Shall only be authorized as a conditional use subject to the following regulations: • The property shall be accessed from a primary and/or secondary street only and not located in a local historic district. Repair Services C/R • Excludes automobile, motorcycle, or lawnmower repair. • Limited to one employee per 500 square feet of gross habitable floor area. • Permitted hours of operation are between 7:00 a.m. and 8:00 p.m.

OTHER Shall only be authorized as a conditional use subject to the following regulations: Craft and • The property shall be accessed from a primary, secondary and/or Production C/R tertiary street and not located in a local historic district. (Artist Studio / • Limited to one employee per 500 square feet of gross habitable Workshop) floor area, and no more than three employees. • Permitted hours of operation are between 8:00 a.m. and 8:00 p.m.

Shall only be authorized as a conditional use subject to the following Place of Assembly regulations: (Community C/R • The property shall be accessed from a primary and/or secondary Center) street only and not located in a local historic district.

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155-7.2 OSOD OPEN SPACE OVERLAY DISTRICT

7.2.1 Intent. The provisions of this Section are intended to: 7.2.1.a. Provide an effective means of responding to site conditions for the preservation of floodplains, wetlands, streams, valleys, woodlands and other natural and scenic features and historic resources in a manner consistent with Township policy. 7.2.1.b. Provide for the creation, retention and protection of historic sites and open space areas within the Township. 7.2.1.c. Provide an opportunity to attain the objectives of the Township’s Open Space and En- vironmental Resource Protection Plan, Historic Sites Comprehensive Mapping Project and Comprehensive Plan with regard to open space preservation, orderly growth and enhancement of environmental resources. 7.2.1.d. Encourage innovation and to promote flexibility, economy and ingenuity in the residential development of large tracts, including subdivisions and land developments that are in keeping with the residential character and scale of adjacent residential neighborhoods and in particular, existing historic resources and their context. 7.2.1.e. Preserve scenic vistas and encourage the contiguous preservation of open space where possible.

7.2.2 Applicability. 7.2.2.a. The Open Space Overlay District is defined and established to include and be an overlay upon all parcels five acres or larger within any LDR or MDR zoning districts and upon all parcels five acres or larger within any I district developed for an Institutional Residential use or a residential use, which includes, Continuing Care Facility and Long-Term Care Facility. 7.2.2.b. All properties within an LDR, MDR, or an I District used or intended to be developed residentially shall comply with the provisions of this article. 7.2.2.c. The applicant shall establish that development, including site improvement, lot design and open space configuration, preserves natural features and environmentally sensitive areas in accordance with Chapter 101, Natural Features Conservation, preserves historic sites and in all other respects complies with Article V, General Standards, of Chapter 135, Subdivision and Land Development. 7.2.2.d. Relief from the requirements of the Open Space Overlay District may be granted by the Board of Commissioners as a conditional use, provided the applicant proves compliance with the standards and criteria set forth in “Article 11: Process & Procedures” establishing the following: 7.2.2.d.i. That conventional development will preserve natural and scenic features, historic sites and historic resources to a degree equal to or greater than development under the Open Space Overlay District would permit. The applicant may be required to protect such features, sites and resources from further development with appropriate covenants running with the land. Where development of less than the entire parcel is intended or where the parcel is intended to be developed at less density than conventional development would permit, the applicant may be required to file a development plan for the entire parcel pursuant to Chapter 135 Section 17C(12) or may be required to regulate further subdivision and/or development on the remainder of the tract by recorded covenant or agreement. 7.2.2.d.ii. That the applicant has achieved the intent of the Open Space Overlay District set forth in “Section 7.2.1 Intent.” by deed restriction, conveyance of a perpetual conservation easement to a recognized nonprofit corporation established for that purpose, or by any other means of facility ownership set forth in “Section 7.2.9”.

7.2.3 Permitted Uses: The following residential uses are permitted in the OSOD: 7.2.3.a. A use permitted in the underlying zoning district.

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7.2.3.b. Additional permitted uses in LDR include: 7.2.3.b.i. Twins 7.2.3.b.ii. Duplexes 7.2.3.b.iii. Multifamily dwellings, only as conversions of structures listed on the Town- ship’s Historic Resource Inventory. Reconstruction, alteration or restoration of historic resources shall conform to the current requirements of the United States Secretary of the Interior’s Standards for Rehabilitation, Reconstruction and Restoration. 7.2.3.c. Preservation Area. Development in the OSOD Open Space Overlay District shall require that a Preservation Area be set aside and permanently restricted by a recorded document for the common enjoyment and passive recreational use by residents in the development or by the general public. 7.2.3.d. Preservation Area Uses: Uses permitted in a permitted on Preservation Area are limited as follows: 7.2.3.d.i. Conservation of waterways, woodlands and open land in its natural state. 7.2.3.d.ii. Pedestrian or equestrian trails if constructed of pervious material. 7.2.3.d.iii. Pasture land, open field or meadow. 7.2.3.d.iv. Class I and Class II Historic Resources. The footprint of these resources, together with associated paved areas not used for vehicular purposes, may count towards a maximum of 20% of the required preservation area, subject to such requirements as the Township shall determine necessary to preserve and maintain the historic resource, including the exemption of the area occupied by the historic resource from the common access requirements of this article. 7.2.3.d.v. Fences, regardless of their purpose, size, age, type or design, shall not be permitted to intrude into or cut across/through a Preservation Area. 7.2.3.d.vi. The Preservation Area shall be free of structures of any kind, including, but not limited to; playhouses, tree houses, netting, sheds or similar appurtenances, except as noted above in 7.2.3.d.iv. 7.2.3.e. The Preservation Area shall be free of structures of any kind, including, but not limited to: 7.2.3.e.i. Play houses, tree houses, netting, sheds or similar appurtenances, with the exception of historic buildings and their associated paved areas not used for vehicular purposes. 7.2.3.e.ii. The Preservation Area shall be permanently restricted for the common enjoyment and passive recreational use by residents in the development or by the general public. 7.2.3.e.iii. Fences, regardless of their purpose, size, age, type or design, shall not be permitted to intrude into or cut across/through the Preservation Area. 7.2.3.f. Sewage disposal systems, underground stormwater management systems and associated easements may occupy up to 10 percent of the minimum required Preservation Area, provided the systems do not require the removal of trees. The following standards apply: 7.2.3.f.i. Sewage Disposal Systems. 7.2.3.f.i.(1). Sewage treatment lagoons, structures, structure access areas and parking lots shall not count toward the Preservation Area requirement. 7.2.3.f.i.(2). Absorption fields serving individual dwelling units may be located in the Preservation Area, but individual treatment tanks shall be located within the lots they serve. 7.2.3.f.i.(3). Easements for sanitary sewer lines may be counted toward the minimum Preservation Area requirements. 7.2.3.f.ii. Stormwater Management Systems. The following stormwater management practices may be counted toward the minimum Preservation Area requirement, provided they meet the guidelines in the PA Stormwater Best Management Practices Manual: 7.2.3.f.ii.(1). Infiltration basin, provided the berms do not exceed 36 inches in height;

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7.2.3.f.ii.(2). Subsurface infiltration bed; 7.2.3.f.ii.(3). Infiltration trench, no deeper than 18 inches; 7.2.3.f.ii.(4). Rain garden; 7.2.3.f.ii.(5). Vegetated swale, no deeper than 19 inches; 7.2.3.f.ii.(6). Infiltration berm, provided the berm does not exceed 24 inches in height. 7.2.3.g. Easements of rights-of-way for overhead power lines shall not count towards the minimum Preservation Area requirements.

7.2.4 Maximum Density and Minimum Preservation Area. The following development standards apply to all development in this district. 7.2.4.a. Maximum Density. The maximum number of lots and/or dwelling units shall be determined by the yield map, developed as part of the Tentative Sketch Plan requirements. In determining the maximum number of lots on the yield plan, the Township reserves the right to require that the applicant demonstrate full compliance with the Zoning standards applicable to the underlying zoning district, permitted by right as opposed to Conditional Use or Special Exception, as well as the applicable Subdivision and Land Development Code and Natural Features Conservation Code standards. 7.2.4.b. Minimum Preservation Area. The minimum Preservation Area for developments permitted by right shall be 50% of the net tract area, and shall demonstrate compliance with the following: 7.2.4.c. No more than 50% of the preservation area shall be comprised of designated floodplain or slopes in excess of 25%. 7.2.4.d. In the case of developments permitted by conditional use, the percentage of Preservation Area shall increase to 60%, subject to the standard above. Refer to section 7.2.2.d. 7.2.4.e. Greens. At least one green shall be provided in the required Preservation Area. Homes shall face the green, either directly, or across a street. Greens shall be a minimum of 7,500 square feet. 7.2.4.f. Preservation areas shall preserve and protect the tract’s significant natural features, cultural landscapes and historic sites. 7.2.4.g. Any area designated as a preservation area shall be no less than one acre or less than 75 feet in width or have a ratio of the longest to shortest dimension exceeding 4 to 1, except areas which serve as public pedestrian or equestrian links and/or preserve a viewshed or scenic corridor. There shall be no more than three noncontiguous preservation areas. 7.2.4.h. No structures or impervious surface shall be counted towards the preservation area requirements, except as permitted in Section 7.2.3.c.iv.

7.2.5 Dimensional Standards for Preservation Area. 7.2.5.a. Structures shall be situated so as to maintain a minimum setback from any tract property line equal to the front yard setback of the underlying zoning district. 7.2.5.b. Where proposed development adjoins public parkland, the Preservation Area shall be at least 100 feet wide along its common boundary with the parkland. For development parcels ten acres or less, this buffer shall be reduced to 50 feet. 7.2.5.c. Where development is clustered, the minimum lot areas, setbacks and lot widths from the underlying district shall not be required. 7.2.5.d. Maximum height shall be the same as in the underlying zoning district.

7.2.6 Preservation Area Design Standards 7.2.6.a. Preservation Area shall be identified and designed in accordance with the Subdivision and Land Development Code. 7.2.6.b. Applicants for new residential development may fulfill the recreation land dedication requirements in Chapter 135-17, by dedicating an equivalent amount of Preservation Area as recreation land. 7.2.6.c. Pedestrian and maintenance access for all residents of the development shall be provided to Preservation Area land in accordance with the following requirements: 7.2.6.c.i. No more than 10 lots shall be contiguous to each other without a centrally

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located accessway meeting the following standards: 7.2.6.c.i.(1). The width of the accessway shall be 25 feet or greater. 7.2.6.c.i.(2). The accessway shall extend the full depth of the adjacent lots.

7.2.7 Age-targeted development for residents aged 55 and over on parcels over 25 acres (RESERVED)

7.2.8 Transfer of Development Rights. (RESERVED)

7.2.9 Preservation Area and facility ownership and maintenance standards. To ensure adequate planning for operation and maintenance of common open space, preservation areas, recreation facilities, sewage facilities, central water supply facilities, stormwater management facilities, common parking areas and driveways, private streets and any other common or community facilities (hereinafter referred to as “common facilities”), the following regulations shall apply: 7.2.9.a. Preservation. Preservation Area shall be restricted in perpetuity from further subdivision and/or land development by deed restriction, conservation easement or other agreement in a form acceptable to the Township Solicitor and duly recorded in the Office of the Re- corder of Deeds of Montgomery County. 7.2.9.b. Maintenance. A plan for the disposition, use, maintenance and insurance of the Preser- vation Area, including provisions for funding, shall be provided to and approved by the Township Solicitor prior to Preliminary Plan approval. The Board of Commissioners may permit or require all or portions of Preservation Area or common facilities be divided among one or more individual lots and may confer responsibility for maintenance of such upon the owner(s) of such lot(s). 7.2.9.c. Use. Preservation Area shall be available for use by those having an ownership interest in the tract as developed. Portions of the Preservation Area may be designated for use by the general public. The Board of Commissioners may by conditional use grant relief from the provisions of this subsection subject to all of the conditions for the grant of conditional use set forth in Section 7.2.6.c. 7.2.9.d. Ownership. The following methods may be used, either individually or in combination, to own common facilities: condominium ownership, fee simple dedication to public agency, dedication of easements to the Township, fee simple dedication to a private conservation organization, transfer of easements to a private conservation organization and/or homeowners’ association. Common facilities shall not be eligible for transfer to another entity except for transfer to another method of ownership permitted under this section, and then only where there is no change in the common facilities. Ownership methods shall conform to the following: 7.2.9.d.i. Condominium. Common facilities shall be controlled with condominium agreements. Such agreements shall be approved by the Township Solicitor and be in conformance with the Uniform Condominium Act of 1980. All land and facilities shall be held as “common element.” 7.2.9.d.ii. Fee simple dedication to a public agency. The Township or other public agency acceptable to the Township may, but shall not be required to, accept any portion of the common facilities. The Township shall have the right to accept at any time and from time to time the dedication of land or any interest therein for public use, provided that: 7.2.9.d.ii.(1). Any common facilities are accessible to the residents of the Township. 7.2.9.d.ii.(2). There is no cost of acquisition (other than any costs incidental to the transfer of ownership, such as title insurance). 7.2.9.d.ii.(3). The Township or other public agency acceptable to the Township agrees to and has access to maintain such common facilities. 7.2.9.d.iii. Transfer of easements to a public agency. The Township or other public agency acceptable to the Township may, but shall not be required to, accept easements for public use of any portion of the common facilities, title of which is to remain in private ownership, provided that:

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7.2.9.d.iii.(1). Any common facilities are accessible to the residents of the Township. 7.2.9.d.iii.(2). There is no cost of easement acquisition (other than any costs incidental to the transfer of ownership, such as title insurance). 7.2.9.d.iii.(3). A satisfactory maintenance agreement is reached between the owner and the Township. 7.2.9.d.iv. Fee simple dedication to a private conservation organization. Any owner may dedicate any portion of the common facilities to a private, nonprofit conservation organization, provided that: 7.2.9.d.iv.(1). The organization is acceptable to the Township and is a bona fide conservation organization with perpetual existence. 7.2.9.d.iv.(2). The conveyance contains appropriate provisions for proper re- verter or retransfer in the event that the organization becomes unwilling or unable to continue carrying out its functions. 7.2.9.d.iv.(3). A maintenance agreement acceptable to the Township is established between the owner and the grantee, in accordance with “Section 7.2.9.e Maintenance and operation of common facilities”. 7.2.9.d.v. Transfer of easements to a private conservation organization. Any owner may transfer easements on common facilities to a private, nonprofit conservation organization, provided that: 7.2.9.d.v.(1). The organization is acceptable to the Township and is a bona fide conservation organization with perpetual existence. 7.2.9.d.v.(2). The conveyance contains appropriate provisions for proper re- verter or retransfer in the event that the organization becomes unwilling or unable to continue carrying out its functions. 7.2.9.d.v.(3). A maintenance agreement acceptable to the Township is established between the owner and the grantee, in accordance with “Section 7.2.9.e Maintenance and operation of common facilities”. 7.2.9.d.vi. Homeowners’ Association. Common facilities shall be held in common ownership by a homeowners’ association, subject to all the provisions set forth herein and in Section 705-f of the Pennsylvania Municipalities Planning Code. In addition, the homeowners’ association shall be governed according to the following: 7.2.9.d.vi.(1). The owner or applicant shall provide to the Township a description of the organization, including its bylaws, and all documents governing maintenance requirements and use restrictions for common facilities. 7.2.9.d.vi.(2). The organization shall be established by the owner or applicant and shall be operating (with financial subsidization by the owner or applicant, if necessary) before the sale of any dwelling units within the development. 7.2.9.d.vi.(3). Membership in the organization shall be mandatory for all purchasers of dwelling units therein and their successors and assigns. 7.2.9.d.vi.(4). The organization shall be responsible for maintenance of and insurance on common facilities. 7.2.9.d.vi.(5). The members of the organization shall share equitably the costs of maintaining, insuring and operating common facilities. 7.2.9.d.vi.(6). The owner or applicant for any tract proposed to contain common facilities shall arrange with the County Board of Assessment a method of assessment of the common facilities which will allo- cate to each tax parcel in the development a share of the total assessment for such common facilities. Where this alternative is not utilized, the organization shall be responsible for applicable real estate taxes on common facilities.

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7.2.9.d.vi.(7). Written notice of any proposed transfer of common facilities by a homeowners’ association or the assumption of maintenance for common facilities must be given to all members of the organization and to the Township no fewer than 30 days prior to such event. 7.2.9.d.vi.(8). The organization shall have or hire adequate staff, as necessary, to administer, maintain and operate common facilities. 7.2.9.e. Maintenance and operation of common facilities. 7.2.9.e.i. The applicant shall, at the time of preliminary plan submission, provide a plan for maintenance and operation of common facilities. Said plan shall: 7.2.9.e.i.(1). Define ownership; 7.2.9.e.i.(2). Establish necessary regular and periodic operation and maintenance responsibilities; and 7.2.9.e.i.(3). Estimate staffing needs, insurance requirements and associated costs, and define the means for funding the same on an ongoing basis. 7.2.9.e.ii. During the first year following final plan approval, the applicant may be required to escrow sufficient funds for the maintenance and operation of common facilities for up to one year. 7.2.9.e.iii. In the event that the organization established to own and/or maintain common facilities, or any successor organization thereto, fails to maintain all or any portion of the aforesaid common facilities in reasonable order and condition in accordance with the development plan and all applicable laws, rules and regulations, the Township may serve written notice upon such organization, and upon the residents and owners of the uses relating thereto, setting forth the manner in which the organization has failed to maintain the aforesaid common facilities in reasonable condition. Such notice shall set forth the nature of corrections required and the time within which the corrections shall be made. Upon failure to comply within the time specified, the organization, or any successor organization, shall be considered in violation of this chapter, in which case the bond, if any, may be forfeited, and any permits may be revoked or suspended. The Township may enter the premises and take corrective action. 7.2.9.e.iv. The costs of corrective action by the Township shall be assessed ratably, in accordance with tax assessments, against the properties that have the right of enjoyment of the common facilities and shall become a lien on said properties. The Township, at the time of entering upon such common facilities for the purpose of maintenance, shall file a notice of such lien in the office of the Prothonotary of the county upon the properties affected by such lien.

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155-7.3 FLOODPLAIN OVERLAY DISTRICT

7.3.1 Intent 7.3.1.a. In the interest of protecting the public health, safety and welfare, the provisions of this Section are intended to: 7.3.1.a.i. Protect areas of the Township which are subject to floodwaters and erosion, including properties near rivers, streams, creeks and other areas subject to flooding and erosion. 7.3.1.a.ii. Prevent excessive development in areas unfit by reasons of flooding, erosion, unsanitary conditions and related hazards. 7.3.1.a.iii. Minimize danger to public health by protecting water supply and natural drainage. 7.3.1.a.iv. Protect the environment and ecology within the floodplain, especially of streams and creeks, which are more susceptible to damage or destruction caused by development than is the environment and ecology of the floodplain of rivers. 7.3.1.a.v. Permit and encourage the retention of open space land uses and scenic viewsheds of the Schuylkill River and other waterways, which will be so located and utilized as to constitute an appropriate and harmonious part of the physical development of the Township as provided for in the Comprehensive Plan. 7.3.1.a.vi. Permit only the appropriate development of flood-prone areas in light of the probability of flood damage and the need to reduce flood losses, which is an acceptable social and economic use of the land in relation to the hazards involved and which does not increase the danger to human life. 7.3.1.a.vii. Prohibit nonessential or improper installation of public utilities and public facilities in flood-prone areas.

7.3.2 Applicability 7.3.2.a. The Floodplain Overlay District is defined and established to include areas subject to the base flood, designated on the Lower Merion Township Floodplain Overlay District Map and prepared by the Township of Lower Merion. It is based on the Flood Insurance Study for the Township of Lower Merion, Montgomery County, Pennsylvania, as prepared by the Federal Emergency Management Agency (FEMA), dated March 2, 2016, or the most recent revision thereof, United States Department of Housing and Urban Development and the Lower Merion Township Topographic Map last revised October 1973. 7.3.2.b. The Lower Merion Township Floodplain Overlay District Map, the Flood Insurance Study and the Lower Merion Township Topographic Map are available to the public for inspection at the Building and Planning Department of the Township of Lower Merion. 7.3.2.c. The Lower Merion Township Floodplain Overlay District Map and all notations, references and other data shown thereon are hereby incorporated by reference in this chapter as if all were fully described herein. 7.3.2.d. The Floodplain Overlay District is an overlay on any zoning district and applicable to all lots.

7.3.3 Revision or modification 7.3.3.a. The delineation of the Floodplain Overlay District, all as designated in the Lower Merion Township Floodplain Overlay District Map may be revised, amended and modified in compliance with the National Flood Insurance Program when: 7.3.3.a.i. There are changes in the floodplain data reflecting natural or man-made physical changes; or 7.3.3.a.ii. Changes are indicated by future detailed hydrologic and hydraulic studies. 7.3.3.b. The procedure for revision, amendment and modification of the Floodplain Overlay District as designated on the Lower Merion Township Floodplain Overlay District Map shall be governed by this subsection and shall require a zoning permit from the Zoning Officer. No earth disturbance or construction work in the modified floodplain area shall proceed until this approval has been obtained and the zoning permit has been issued. When a property is located in a Special Flood Hazard Area on the Flood Insurance Rate Map no

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revision, amendment or modification to the Floodplain Overlay District shall become effective without the prior approval of FEMA. Flood map revisions shall be subject to the following requirements: 7.3.3.b.i. Technical and/or scientific data shall be submitted by the applicant to the Zoning Officer for review by the Township Engineer. A flood map amendment shall not go into effect until the Zoning Officer has received approval from the Township Engineer and has issued a zoning permit. 7.3.3.b.ii. Technical and/or scientific data shall also be submitted by the applicant to FEMA for a Letter of Map Revision (LOMR) as soon as practicable but no later than six months of any new construction, development, or other activity resulting in changes in the Base Flood Elevation. The situations when a LOMR or a Conditional Letter of Map Revision (CLOMR) are required are: 7.3.3.b.ii.(1). Any development that causes a rise in the base flood elevations within the floodway; or 7.3.3.b.ii.(2). Any development occurring in Zones A1-30 and Zone AE without a designated floodway, which will cause a rise of more than one foot in the base flood elevation; or 7.3.3.b.ii.(3). Alteration or relocation of a stream, including but not limited to installing culverts and bridges. 7.3.3.c. A notice shall be sent to all adjacent property owners, providing notice of the flood map amendment application and informing abutting owners where the application can be reviewed. This notice shall also provide the appeal process if an abutting owner decides to appeal the zoning permit.

7.3.4 Permitted Uses The following uses and no other shall be permitted in the Floodplain Overlay Districts. 7.3.4.a. Cultivated, forested and grazing areas according to recognized soil conservation practices. 7.3.4.b. Outdoor plant nurseries or orchards according to recognized soil conservation practices. 7.3.4.c. Wildlife sanctuary, woodland preserve or arboretum. 7.3.4.d. Game farms, fish hatcheries and reserves for the protection and propagation of wildlife, but permitting no structures. 7.3.4.e. Forestry, lumbering and reforestation according to recognized natural resources conservation practices. 7.3.4.f. Front, side and rear yards for required lot area in any district. 7.3.4.g. Normal accessory uses (except enclosed by fencing, or otherwise enclosed, freestanding structures) permitted within LDR and MDR zones. 7.3.4.h. Sanitary, storm sewers and utility lines, so long as they are floodproofed. 7.3.4.i. Public, private or commercial recreational uses, including parks, picnic areas, open space, golf courses and fishing; piers, docks and floats; not to include enclosed structures except toilet facilities that shall be connected to public water and sewerage systems, not to include fences or regrading of areas, except as permitted as a special exception. 7.3.4.j. Outlets for sewage treatment plant effluent with the approval of the Pennsylvania Depart- ment of Environmental Protection. 7.3.4.k. Flood retention dams, culverts and bridges, approved by the Township Engineer and approved by the Pennsylvania Department of Environmental Protection for those watercourses which drain an area of more than 1/2 square mile. 7.3.4.l. Parking of recreational vehicles, provided that the following conditions are met in Zones A, A1-30, AH and AE on the Flood Insurance Rate Map: 7.3.4.l.i. The recreational vehicle shall be on the site for fewer than 180 consecutive days; or 7.3.4.l.ii. The recreational vehicle shall be fully licensed and ready for highway use.

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7.3.5 On residential lots, fences are only permitted if erected in the floodway fringe between the street right-of-way and the floodway of the Schuylkill River. Fences shall conform to the requirements of section “155-3.7 Fences and Walls” and the following: 7.3.5.a. The fence shall comply with “Table 7.3.1: Fences in Floodway Fringe“. 7.3.5.b. No chain-link fence shall be erected in the floodway fringe of the Schuylkill River. 7.3.5.c. Swimming pools and tennis courts. Fences for swimming facilities shall adhere to the standards specified in Chapter 143, Uniform Construction Code, and shall also comply with the opening requirements in “Table 7.3.1: Fences in Floodway Fringe“. 7.3.5.d. Height standards for fences surrounding tennis courts shall be determined by the Zoning Hearing Board. Tennis court fences shall also comply with the opening requirements in “Table 7.3.1: Fences in Floodway Fringe“.

TABLE 7.3.1 FENCE IN FLOODWAY FRINGE

LOCATION HEIGHT OF FENCE PERMITTED FENCE TYPE

Street right-of-way to frontmost Fences up to four feet in height Solid fence or fence with open- wall of principal building or the ings, provided the fence is required front yard setback, properly anchored in accordance whichever is closest to the street. with the Pennsylvania Uniform Construction Code.

Street right-of-way to frontmost Fences four feet to six feet in The entire fence in this area shall wall of principal building or the height contain openings equal to 75% or required front yard setback, more of fence (e.g., estate fence). whichever is closest to the street.

Frontmost wall to rearmost wall Fences up to six feet in height Solid fence or fence with open- of principal building ings, provided the fence is properly anchored in accordance with the Pennsylvania Uniform Construction Code.

Rearmost wall of principal build- Fences up to four feet in height The entire fence in this area shall ing to the floodway contain openings equal to 50% or more of fence (e.g., picket fence, estate, post and rail) and be properly anchored in accordance with the Pennsylvania Uniform Construction Code

7.3.6 Prohibited Uses. For the purpose of maintaining the Floodplain Overlay District, the uses listed below are specifically prohibited. 7.3.6.a. All freestanding structures and buildings and retaining walls or substantial improvements, which shall include but not be limited to generators, mechanical equipment and transformers (with the exception of flood retention dams, culverts, and bridges as approved by the Pennsylvania Department of Environmental Protection for those watercourses which drain an area of more than a half square mile), except as permitted under “Section 155-7.3 Flood Plain Overlay District” as a variance, special exception, or conditional use. 7.3.6.b. Because of the threat to human health and safety, under no circumstances shall variances be permitted for: 7.3.6.b.i. Sanitary landfills, dumps, junkyards, outdoor storage of vehicles and materials and the production, storage or maintenance of a supply of toxic chemicals, either outside or within a structure. 7.3.6.b.ii. The construction, enlargement or expansion of all mobile homes, mobile home parks and mobile home subdivisions; hospitals (public or private); Long-Term Care Facilities (public or private); and jails or prisons. DRAFT 5.0 DECEMBER 19, 2392019 ARTICLE 155-7: CONSERVATION & PRESERVATION 225

7.3.6.c. Radioactive substances, insofar as such substances are not otherwise regulated. 7.3.6.d. Any substance which, if it were discarded, would be a hazardous waste as defined in the Resource Conservation and Recovery Act of 1976, as amended, 42 U.S.C. § 6901 et seq. 7.3.6.e. Any chemical substance or mixture which is subject to the testing requirements of the Toxic Substance Control Act, 15 U.S.C. § 2601 et seq. 7.3.6.f. Any substance which is toxic or highly toxic under the Federal Hazardous Substances Act, 15 U.S.C. § 1261 et seq. 7.3.6.g. Any substance required to be registered under the provisions of the Federal Insecticide, Fungicide and Rodenticide Act, 7 U.S.C. § 1261 et seq. 7.3.6.h. Sewage treatment plants 7.3.6.i. Stopping, filling up, confining, paving or other interference with or changing the course of drains, ditches, streams and watercourses, except in strict compliance with Chapter 149, Watercourses, of this Code. 7.3.6.j. The filling of land in the floodplain and the removal of soil from the floodplain, except as a special exception, in accordance with “Section 7.3.7 Use restrictions: Special Exceptions”.

7.3.7 Use restrictions: Special Exceptions 7.3.7.a. The following uses may be permitted within the Floodplain Overlay District as special exceptions, pursuant to this section and “Section11.2.8 Burden of Proof” when and if they are not in conflict with“Section 7.3.1 Intent” and if the use will not result in any increase in flood levels during the base flood discharge. 7.3.7.a.i. Paved roads, driveways and parking areas, provided that no alternative non-floodplain locations are feasible. In the case of parking lots, no such lot shall be permitted unless satisfactory evidence is submitted that such parking will not be used during periods of flood flow, thus posing no threat to the safety of the vehicles, their occupants or to downstream properties. Temporary parking for periods not to exceed one hour or parking for recreation uses would be examples of such exceptions. 7.3.7.a.ii. Minor changing or regrading of areas, including the filling of land and removal of soil, including walls, which will in no way contaminate, pollute, inhibit or increase the water flow or inhibit the water storage capacity of such areas. 7.3.7.a.iii. Swimming facilities and tennis courts. 7.3.7.a.iv. On-site disposal systems shall be located to avoid impairment to them, or contamination from them during flooding, and shall be subject to the approval of the Pennsylvania Department of Environmental Protection.

7.3.8 Schuylkill River floodway fringe 7.3.8.a. Buildings, structures, paved roads, driveways, parking areas, swimming facilities, tennis courts and associated grading may be permitted within the floodway fringe of the Schuylkill River by special exception, pursuant to this section and section “11.2.8 Burden of Proof”. There shall be a specific finding that such use does not conflict with the stated intent of this chapter, nor will the use result in any increase in flood levels during the base flood discharge. 7.3.8.b. Structures shall not be located in the floodway. 7.3.8.c. Structures shall be constructed and located on the lot so as to offer minimum of obstruction to the flow of water. 7.3.8.d. Sewer, water and electric lines shall be floodproofed to a height of 24 inches above the base flood level. A professional engineer or architect registered in the Commonwealth of Pennsylvania and employed by the developer shall certify to the Township that the floodproofing methods are adequate to withstand the flood depths, pressures, velocities, impact and uplift forces and other factors associated with the base flood. A record of such certificates indicating the specific elevation (in relation to mean sea level) to which all such sewer, water and electric lines are floodproofed shall be maintained with the Director of Building and Planning.

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7.3.8.e. Structures shall be constructed with all portions of all rooms, including basements, at least 24 inches above the base flood level. Exceptions include nonresidential structures in the Light Industrial (LI) District that may be constructed if all portions of all rooms, including basements, are constructed at or above the base flood level, and their associated sewer, water and electric lines are floodproofed to the base flood level. 7.3.8.f. Structures shall be permanently anchored so as to prevent flotation or lateral movement. 7.3.8.g. Storm drainage facilities shall be designed to convey the flow of stormwater runoff in a safe and efficient manner. The system shall ensure proper drainage along streets and provide positive drainage away from buildings. The system shall also be designed to prevent the discharge of excess runoff onto abutting properties. 7.3.8.h. Where an existing building is being altered or expanded and the alterations or expansion qualifies as a substantial improvement, the entire building shall comply with all of the provisions above. 7.3.8.i. Upon completion of the framing of the first occupied floor level, an as-built certificate verifying compliance with the provisions above shall be submitted to the Zoning Officer. 7.3.8.j. Hospitals, Long-Term Care Facilities, jails, new manufactured home parks, subdivision or substantial additions to manufactured home parks or subdivisions shall also be required to obtain approval from the Department of Community and Economic Development in accordance with the administrative regulations of the Pennsylvania Flood Plain Manage- ment Act, Act No. 166.

7.3.9 Conflicts with other Code provisions 7.3.9.a. This article shall take precedence over all other portions of the Code of the Township of Lower Merion and over all Township of Lower Merion regulations due to the Township’s needs to minimize the hazardous conditions and property damages resulting from flooding occurrences.

7.3.10 Official responsible 7.3.10.a. The Township Manager is hereby designated the Township official with the responsibility, authority and means to implement the commitments required in Paragraph (a) of Section 1909.22 of Subpart B of Part 1909 of Subchapter B of Chapter X of 24 CFR Part II, and any amendments thereto. 7.3.10.b. The Township Manager is hereby designated the Township official responsible to submit an annual report to the Federal Insurance Administrator concerning the Township’s participation in the National Flood Insurance Program, including but not limited to the development and implementation of floodplain management regulations, and the Township Manager shall utilize annual report form (OMB No. 63-R1546) or amendments or successors thereto.

7.3.11 Warning and Liability 7.3.11.a. The degree of flood protection sought by the provisions of this article is considered reasonable for regulatory purposes and is based on acceptable engineering methods of study. Larger floods may occur on rare occasions. Flood heights may be increased by natural or man-made causes, such as ice jams and bridge openings restricted by debris. This Article does not imply that areas outside the Floodplain Overlay District or that uses permitted within the Floodplain Overlay District will be free from flooding or flood damage. 7.3.11.b. The grant of a zoning or building permit or approval of a subdivision or land development plan or the issuance of a special exception or a variance in the Floodplain Overlay District does not constitute a representation, guaranty or warranty of any kind by the Township of Lower Merion or its agencies or by any official, employee or member thereof of the practicability or safety of the proposed use or structure and shall create no liability on the Township of Lower Merion, its agencies or any official, employee or member thereof.

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155-7.4 STEEP SLOPES OVERLAY DISTRICT

7.4.1 Intent In the interest of protecting the public health, safety and welfare, the provisions of “Section 155-7.4 Steep Slopes Overlay District” are intended to: 7.4.1.a. Minimize runoff and soil erosion which is caused by inappropriate development of steep slope land areas. 7.4.1.b. Protect the Township from development of steep slopes of land which may cause a subsequent expenditure for public works and disaster relief which affects the economic well-being of the Township and its residents. 7.4.1.c. Protect residents from property damage and personal injury due to runoff and erosion and landslides attributable to nearby development on steeply sloping land. 7.4.1.d. Relate the intensity of development to the steepness of terrain in order to minimize grading, the removal of vegetation, runoff and erosion and to help ensure the utilization of land in accordance with its natural capabilities to support development. 7.4.1.e. Restrict sedimentation and the alteration of natural drainage patterns which may aggravate flooding both in the immediate area and in downstream areas.

7.4.2 Applicability 7.4.2.a. The requirements of all zoning districts shall be modified in accordance with the provisions of this article on all land having an average slope of 10% or more as delineated on a plan which meets the requirements of a Preliminary Plan as specified in the Lower Merion Township Subdivision and Land Development Code. 7.4.2.b. The steep slope regulations shall apply to all zoning districts for lots hereafter created by subdivision and shall be regulated according to “Table 7.4.1 Steep Slope Development Regulations”. 7.4.2.c. All freestanding structures, buildings and Substantial Improvements (with the exception of driveways and utilities when no other location is feasible) are prohibited on slopes of 25% or greater. 7.4.2.d. If a lot line change is proposed that does not result in the potential for the creation of an additional buildable lot, the increased lot area required in “Table 7.4.1 Steep Slopes De- velopment” is not applicable and the lot(s) shall be subject to the maximum impervious surface permitted in their underlying district.

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TABLE 7.4.1 STEEP SLOPE DEVELOPMENT REGULATIONS

TYPE OF AVERAGE SLOPE INCREASE IN MINI- MAXIMUM IMPERVIOUS DEVELOPMENT (MIN. - MAX.) MUM LOT AREA SURFACE

10% - 15% 1.3 20% SINGLE FAMILY, TWINS, 15% - 25% 1.5 15% AND QUADS 25% min. 2 10%

10% - 15% 1.3 less 10% of max. impervious ROWHOUSES, surface of underlying district MULTI-FAMILY, 15% - 25% 1.5 less 15% of max. impervious AND surface of underlying district NON-RESIDENTIAL DEVELOPMENT 25% min.* 2 less 20% of max. impervious surface of underlying district

NOTES * Refer to Section “7.4.2 Applicability”

155-7.5 WOODED LOT OVERLAY DISTRICT

7.5.1 Intent In the interest of providing for the protection and preservation of natural resources of the Township of Lower Merion, the provisions of “Section 155-7.5 Wooded Lot Overlay District” are intended to: 7.5.1.a. Preserve the tree canopy cover of the Township. 7.5.1.b. Encourage property development in such a way as to minimize destruction of existing trees. 7.5.1.c. Conserve and plant trees as a means of stabilizing soil and thereby conserving water quality. 7.5.1.d. Encourage the replanting of trees throughout the Township.

7.5.2 Applicability 7.5.2.a. The requirements of “Section 155-7.5 Wooded Lot Overlay District” applies to parcels in LDR, MDR, and I districts as follows: 7.5.2.a.i. All parcels subject to subdivision and land development approval. 7.5.2.a.ii. All parcels subject to Minor Grading Permit approval. 7.5.2.a.iii. All parcels subject to Runoff and Erosion Control Permit approval. 7.5.2.b. The requirements of this section applies to any parcel containing one or more viable tree having a caliper of six inches or greater. 7.5.2.c. A tree shall be assumed to be removed if land disturbance occurs within the dripline of the tree.

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7.5.3 Tree replacement requirements. In LDR, MDR, and I districts, the following regulations shall apply: 7.5.3.a. Upon removal of more than 25% of the existing viable trees having a caliper of six inches or greater, the following provisions of “Table 7.5.1. Tree Replacement” shall be provided:

TABLE 7.5.1 TREE REPLACEMENT

FOR EACH TREE TO BE REMOVED MINIMUM NUMBER & CALIPER AT THE FOLLOWING SIZES DBH: OF REPLACEMENT TREES: 6” to 10” DBH One 2 - 21/2” caliper

10” to 18” DBH Two 2 - 21/2” caliper

18” to 24” DBH Three 2 - 21/2” caliper

24” to less than 30” DBH Four 2 - 21/2” caliper

30” or greater DBH Six 2 - 21/2” caliper

7.5.3.b. Replacement trees shall be native, deciduous shade trees. However, applicants may sub- stitute native evergreen trees, a minimum eight feet in height, for up to one third of the deciduous shade tree species. 7.5.3.c. Where an applicant submits a plan prepared by a Professional Landscape Architect, licensed in Pennsylvania and demonstrates removal of invasive tree species over six inches in caliper is desirable for landscape restoration, a 50% replacement planting as required in “Table 7.5.1 Tree Replacement“ shall be required for the invasive tree species. Restoration of the area with native vegetation and demonstration that erosion and sedimentation is mitigated, shall be demonstrated on the plan. The Township maintains a list of invasive tree species for which this reduction applies. 7.5.3.d. The applicant shall submit a plan to the Building and Planning Department illustrating the number and location of trees proposed to be removed and the number, species and location of trees to be planted. 7.5.3.e. Development plans shall contain information in sufficient detail to assure the Township that the requirements of this section are met. 7.5.3.f. Required replacement trees shall conform to the standards of the publications “American or U.S.A. Standard for Nursery Stock,” ANSI or U.S.A.S. Z60.1 of the American Association of Nurserymen, as amended. All plant material used on the site shall have been grown so as to have a high likelihood of survival on the site (e.g., grown specifically for planting in the applicable USDA hardiness zone) and shall be nursery grown, unless it is determined by the Township that the transplanting of trees fulfills the requirements of this section 7.5.3.g. All replacement trees shall be guaranteed and maintained in a healthy and/or sound condition as required in Natural Features Code Section 101-11. In addition, the Applicant may be required to escrow sufficient additional funds for the maintenance and/or replacement of the trees in order to provide for the removal and replacement of trees damaged during construction, based upon the recommendation of the Township. 7.5.3.h. When approved by the Township, some or all of the required replacement plantings may be installed at a Township site other than that subject to required replacement planting.

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155-8.1 MINIMUM REQUIRED PARKING

8.1.1 Parking is determined by district according to “Table 8.1 Minimum Parking Requirements”

8.1.2 Minimum required parking is calculated as the sum of parking required for each use on a site, as specified in “Table 8.1 Minimum Parking Requirements”, and is measured as follows: 8.1.2.a. All uses within the subject lot are added to determine the minimum required parking. 8.1.2.b. When computation or requirements results in a fractional number, fractions greater than or equal to 0.5 are rounded up and less than 0.5 are rounded down. 8.1.2.c. Residential required parking is calculated by the total number of dwelling units and/or accessory dwelling units on the subject lot. 8.1.2.d. Hotel and Lodging required parking is calculated according to the number of available bedrooms. 8.1.2.e. Required parking is calculated according to the total floor area of each use, except where specified otherwise. 8.1.2.f. Where required parking specifies staff counts, the calculation utilizes the maximum staff count during the busiest shift. 8.1.2.g. Where required parking specifies seats for assembly, bench seats are counted as one seat for every three feet.

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TABLE 8.1 MINIMUM PARKING REQUIREMENTS

USE LDR MDR VC TC I LI

RESIDENTIAL Single-Family 2 / unit + 1 space / ADU Housing (detached) 2 / unit Duplex/Twin Quad 2 / unit Rowhouse Multifamily (small) 1.75 / unit 1.5 / unit 2 / unit Multifamily (large) 1.5 / unit 2 / unit + 3/1000 Live-Work 2 / unit + 3/1,000 sq. ft. work area per work area Alternative Housing 1 / unit 1 / unit for the Elderly Shared Residence for the Elderly or 0.5 / resident 0.5 / resident Disabled Community 2 / unit Residential Facility 1 / staff or volunteer + 1 Adult Daycare visitor space / 25 students / participants

Long-Term Care 0.5 / bed + 1 / 0.5 / bed + 1 / Facility staff staff

LODGING Bed & Breakfast 1 / unit Hotel 1 / room 1 / room Student Housing 3 / unit

COMMERCIAL Adult Entertainment 6 / 1,000 sq. ft. Auto-Related Service 3 / 1,000 sq. ft. Food & Beverage 4 / 1,000 sq. ft. 4 / 1,000 sq. ft. Food & Beverage 6 / 1,000 sq. ft. 6 / 1,000 sq. ft. Takeout Health & Medical 4 / 1,000 sq. ft. 4 / 1,000 sq. ft.

1 / staff or volunteer + 1 1 / staff or volunteer + 1 visitor Daycare visitor space / space / 25 students / participants 25 students / participants

Office - Upper Floors 3 / 1,000 sq. ft. 3 / 1,000 sq. ft. Office - Ground Floor 4 / 1,000 sq. ft. 4 / 1,000 sq. ft.

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TABLE 8.1 MINIMUM PARKING REQUIREMENTS (CONTINUED)

USE LDR MDR VC TC I LI

COMMERCIAL (CONTINUED)

Open Air Retail See Article 5 See Article 5

Place of Assembly See Note (1) See Note (1)

Retail (local) less 4 / 1,000 sq. ft. 4 / 1,000 sq. ft. than 30,000 sq. ft. Retail (large) greater 5 / 1,000 sq. ft. than 30,000 sq. ft.

Specialized Retail 4 / 1,000 sq. ft. 4 / 1,000 sq. ft.

INSTITUTIONAL Cemetery (Nature See Note (1) Preserve) Environmental 6 / 1,000 sq. ft. (Nature Preserve) Recreation See Note (1) Establishment

4 / doubles court + 2 / singles court + 3 / 1,000 sq. Sports Courts ft. of lounge area or exercise rooms

Golf Club 3 / 1,000 sq. ft. Religious See Note (1) Institutional Residen- 1 / unit 1 / unit tial College/University See Note (2)

Private School See Note (2)

Public School See Note (2) Continuing Care See Note (3) Facility (CCF) INDUSTRIAL

General Industrial 2 / 1,000 sq. ft. Storage Distribution 5 / 1,000 sq. ft.

AGRICULTURE General Agriculture 3 / acre 3 / acre Tilling of Soil 3 / acre

ALL OTHER 3 / 1,000 sq. ft.

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

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TABLE 8.1.1 MINIMUM PARKING REQUIREMENTS - SPECIAL DISTRICTS

USE MC BMMD RHR BMV (1) CAD

RESIDENTIAL Single-Family Housing (detached)

Duplex/Twin Quad Rowhouse Multifamily (small) 2 / unit Multifamily (large) 2/unit + 3/1000 Live Work per work area Alternative Housing for the Elderly 1 / unit 1 / unit Shared Residence for the Elderly or 0.5 / resident Disabled

Long-Term Care Facility

LODGING Bed & Breakfast 1 / room

Hotel 1 / room Student Housing 1 / room

COMMERCIAL Adult Entertainment Auto-Related Service 3 / 1,000 sq. ft. 3 / 1,000 sq. ft. Food & Beverage 4 / 1,000 sq. ft.

Food & Beverage Takeout 6 / 1,000 sq. ft.

Health & Medical See 6.2.4 and 6.1.X Office - Upper Floors 3 / 1,000 sq. ft. Office - Ground Floor 4 / 1,000 sq. ft. Open Air Retail See Article 5 See Article 5 Place of Assembly 1 / 5 fixed seats or 5 / 1000, whichever is greater Retail (local) < 30,000 sq. ft. 4 / 1,000 sq. ft.

Retail (large) > 30,000 sq. ft. 5 / 1,000 sq. ft.

Specialized Retail 4 / 1,000 sq. ft.

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TABLE 8.1.1 MINIMUM PARKING REQUIREMENTS - SPECIAL DISTRICTS (CONTINUED)

USE MC BMMD RHR BMV (1) CAD

INSTITUTIONAL

Cemetery (Nature Preserve)

Environmental (Nature Preserve) Recreation Establishment Religious Institutional Residential Golf Club College/University

Private School

1 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 Public School their availability can be demonstrated.) + 1 space / staff or volunteer + 1.5 spaces for every 2 driving age students/participants + 1 visitor space / 25 students/participants

Continuing Care Facility (CCF)

Hospital

INDUSTRIAL

General Industrial Storage Distribution

AGRICULTURE General Agriculture 3 / acre Tilling of Soil 3 / acre

ALL OTHER 3 / 1,000 sq. ft.

1. For BMV parking requirements refer to 6.4.6.

Sq. ft. refers to building area devoted to the use.

If a use is a regulated use according to TABLE 5.1 USES and Table 5.2 USES FOR INSTITUTION, and the regulation include parking requirements which differ from TABLE 8.1 MINIMUM PARKING REQUIRE- MENTS, the use regulations prevail.

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155-8.2 PARKING REDUCTIONS

8.2.1 Applicability 8.2.1.a. Only one parking reduction may be applied to a Lot. The parking reductions below shall not be cumulative. 8.2.1.b. In LDR and MDR, the minimum parking required for a dwelling unit shall not be reduced to less than one parking space per unit. 8.2.1.c. The parking reduction shall be applied to the overall total number of parking spaces required. 8.2.1.d. Off-street parking facilities existing at the effective date of this chapter shall not subsequently be reduced to an amount less than required for a similar new building or new use. Off-street parking facilities provided to comply with the provisions of this chapter shall not subsequently be reduced below the requirements of this chapter. 8.2.1.e. This provision shall not apply to a place of assembly in the Bryn Mawr Village District (BMV), where one off-street parking space for place of assembly use can be removed for each metered space allocated to that place of assembly in a municipal parking lot.

8.2.2 Minimum required parking may be reduced according to the following: 8.2.2.a. Shared Parking 8.2.2.a.i. Shared parking reductions are available for multiple uses on: 8.2.2.a.i.(1). Single or multiple adjacent sites under single ownership, and 8.2.2.a.i.(2). Multiple contiguous sites with a Shared Use Parking Agree- ment sharing parking facilities. 8.2.2.a.ii. A Shared Parking Agreement, approved by the Building and Planning De- partment, shall be filed with the Zoning Officer. 8.2.2.a.ii.(1). The owner of the shared parking facility shall guarantee availability of the required spaces for the associated use and meet their minimum requirement. 8.2.2.a.ii.(2). The shared parking facility may utilize shared parking to reduce the total spaces within the facility in accordance with “Table 8.2.1 Mixed Use & Shared Parking”. 8.2.2.a.iii. Shared Parking Location: 8.2.2.a.iii.(1). The shared parking facility shall be located within 900 feet, measured from lot line to the center of the parking facility, of the associated use. 8.2.2.a.iii.(2). Shared parking shall be calculated according to “Table 8.2.1 Shared Parking” and located as required in Section 8.4 Parking Location. 8.2.2.a.iv. Shared parking shall be calculated using the peak demand calculations listed in “Table 8.2.1 Shared Parking” as follows: 8.2.2.a.iv.(1). First, calculate the minimum amount of parking required for each land use as if it were a separate use. 8.2.2.a.iv.(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. 8.2.2.a.iv.(3). Calculate the column total for each time period. 8.2.2.a.iv.(4). The column (time period) with the highest value shall be the minimum parking requirement.

8.2.3 Transit (RESERVED)

8.2.4 Senior Housing (RESERVED)

8.2.5 Affordable Housing (RESERVED)

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8.2.6 Historic Preservation (RESERVED)

8.2.7 On Street Parking (RESERVED)

8.2.8 Existing Mixed Use Buildings on Lots less than 30 Feet in width (RESERVED)

TABLE 8.2.1 MIXED USE & SHARED PARKING

REQUIRED MON - FRI MON - FRI MON - FRI SAT - SUN SAT - SUN SAT - SUN USE PARKING 8AM-6PM 6PM-12AM 12AM-8AM 8AM-6PM 6PM-12AM 12AM-8AM PER TABLE 8.1

MULTI-FAMILY RES. input 60% result 100% result 100% result 80% result 100% result 100% result HOTEL & LODGING input 70% result 100% result 100% result 70% result 100% result 100% result COMMERCIAL: (see below) Office input 100% result 20% result 5% result 5% result 5% result 5% result Food Service input 70% result 100% result 5% result 70% result 100% result 20% result Assembly input 80% result 80% result 10% result 80% result 100% result 50% result All Other / Retail input 90% result 80% result 5% result 100% result 70% result 5% result

EDUCATION input 60% result 100% result 10% result 80% result 50% result 10% result CIVIC input 60% result 100% result 10% result 80% result 100% result 50% result ALL OTHER input 70% result 100% result 10% result 20% result 5% result 5% result

TOTAL REQ. SPACES TOTAL INPUT RESULT RESULT RESULT RESULT RESULT RESULT

155-8.3 RESERVE PARKING

8.3.1 The minimum required parking of “Table 8.1 Minimum Parking Requirements” above may be held as “reserve parking” without actually paving the spaces, when authorized as a special exception. If land development approval is required for the proposed improvements, including the additional parking spaces, authorization shall be by conditional use approval from the Board of Commissioners, rather than by special exception. The grant of authorization by either Board shall be subject to the following: 8.3.1.a. Expansion of use. Where a use regulated by “Table 8.1 Minimum Parking Requirements” is being expanded and the Board determines that the additional number of parking spaces required by this expansion are not currently needed, it may authorize the applicant to hold in reserve the number of spaces that the Board determines are not currently required to meet the needs of the uses to which the property will be put. 8.3.1.b. New or changed use. Where a new use regulated by “Table 8.1 Minimum Parking Requirements” is created or there is a change of use on the property, and the Board determines that the number of parking spaces required are not currently needed, it may authorize the applicant to hold in reserve up to 50% of the total number of spaces required. 8.3.1.c. The applicant must document that the full number of required parking spaces can be paved without violating any applicable provisions of this chapter. When constructed, the reserve parking must meet all applicable provisions of this chapter as of the date the construction permit is sought. 8.3.1.d. The applicant shall install stormwater management facilities, as required by the Township, for the total required number of parking spaces, including those held in reserve, unless the applicant demonstrates to the Board’s satisfaction that the economic and practical benefit of currently installing such facilities for the reserve parking spaces is not significant when compared to the destruction that would be caused to natural features on the site.

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8.3.1.e. The applicant must agree in a recorded covenant, approved by the Township Solicitor, to install the reserve parking spaces at any future time if and when the Zoning Officer determines that the reserve parking spaces are needed to accommodate the use of the property. The applicant may appeal such order to the Zoning Hearing Board. 8.3.1.f. Regardless of the number of spaces actually developed, a parking area to accommodate the aggregate number of parking spaces required shall be fully designed, and the area held as reserve parking shall be clearly designated on the plan. The reserve parking area shall be considered in calculating the impervious surface ratio. The parking reserve area shall be planted with vegetative cover and integrated into the site’s land development plan. Such area shall be required to be developed as designed if and when the Zoning Officer determines the need.

155-8.4 PARKING LOCATION

8.4.1 Minimum required parking may be provided in the following locations: 8.4.1.a. Off-street within the same site as the associated use; 8.4.1.b. Off-street within a shared parking facility shall be provided as required in 8.2.2,a.ii. 8.4.1.c. Parking location is limited as follows: 8.4.1.c.i. Surface parking and free standing parking structures shall be located between the structure and a rear lot line, where feasible, shall be masked from Frontages by a Building, Liner, or Streetscreen and located as shown in Tables 4.1 to 4.4 and Tables 6.1 to 6.5 and the following: 8.4.1.d. Garage location for residential, if provided, shall be the following: 8.4.1.d.i. LDR1 and LDR2: 8.4.1.d.i.(1). Garages shall be set back a minimum 20 feet from the front facade of the principal building. 8.4.1.d.i.(2). Garages with individual vehicle doorways facing to the side, and porte-cocheres, may be placed in front of the façade, and shall be a maximum 30% of the width of the façade behind them. 8.4.1.d.ii. LDR3, LDR4 and MDR1: 8.4.1.d.ii.(1). Garages shall be provided in the rear of the yard, with a minimum 20 feet between the rear principal facade and the front of the garage. 8.4.1.d.ii.(2). Garages with individual vehicle doorways facing to the side, and porte-cocheres, may be placed in front of the façade, and shall be a maximum 30% of the width of the façade behind them. 8.4.1.d.iii. MDR2, MDR3, VC, TC, and LI 8.4.1.d.iii.(1). Garages shall be provided in the rear of the yard, with a minimum 20 feet between the rear principal facade and the front of the garage. 8.4.1.d.iii.(2). Garage entrances shall be located on the side or rear of the building. 8.4.1.d.iv. I and Special Districts shall follow their abutting district.

155-8.5 PARKING ACCESS

8.5.1 Off-street parking access for single-family residential is permitted as follows: 8.5.1.a. Driveways are limited to 10 feet in width at the property line to the building setback. 8.5.1.b. Two separate driveways on one lot shall have a minimum separation of thirty (30) feet. 8.5.1.c. Shared driveways less than 100 ft. in length shall not count towards impervious surface for the portion that is shared.

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

8.5.3 Vehicular access to off-street parking is restricted at the property line to the building setback as follows: 8.5.3.a. Driveways are limited to: 8.5.3.a.i. MDR: 12 feet in width. 8.5.3.a.ii. VC, TC, BMV, and RHR: 20 feet in width, unless determined by the Township Engineer that a wider driveway is necessary. 8.5.3.b. Curb cuts are permitted as follows: 8.5.3.b.i. Lots under 10,000 square are restricted to one curb cut. 8.5.3.b.ii. Lots from 10,000 square feet to 40,000 square feet are permitted a maximum two curb cuts, at a minimum spacing of 125 feet. 8.5.3.b.iii. Lots over 40,000 square feet are permitted one curb cut for every 200 feet of frontage. 8.5.3.b.iv. Alleys count as one curb cut.

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155-8.6 OFF-STREET PARKING LAYOUT & DESIGN

8.6.1 All off-street parking stalls and aisles shall be dimensioned according to “Table 8.5.1 Off-Street Parking Minimum Dimensions” and the following: 8.6.1.a. Parking space width is measured from the centerline of stripes. 8.6.1.b. Tandem parking is permitted for single-family residential uses, according to the following: 8.6.1.b.i. Tandem parking is limited to two spaces per each tandem space. 8.6.1.b.ii. Tandem parking is not permitted in the front setback. 8.6.1.c. Compact car parking may be provided for up to 30% of required parking spaces. 8.6.1.c.i. Compact car spaces shall be according to “Table 8.5.1 Off-Street Parking Minimum Dimensions”. 8.6.1.c.ii. Compact car spaces shall be clearly marked or posted for “Compact Cars Only.” 8.6.1.c.iii. In order to utilize the compact car parking provisions, the use and parking facility design shall demonstrate the ability to meet the minimum parking requirements with standard parking dimensions. 8.6.1.d. Electric Vehicle Parking Spaces (RESERVED)

TABLE 8.5.1 OFF-STREET PARKING MINIMUM DIMENSIONS

AISLE: ONE-WAY, AISLE: ONE-WAY, AISLE: TWO-WAY, ANGLE OF PARKING SINGLE LOADED DOUBLE LOADED DOUBLE LOADED

90 DEGREES 20 ft. min. 22 ft. min. 22 ft. min. 60 DEGREES 18 ft. min. 18 ft. min. 22 ft. min. 45 DEGREES 14 ft. min. 14 ft. min. 20 ft. min. PARALLEL 10 ft. min. 10 ft. min. 20 ft. min. STANDARD SPACE 9 ft. wide min. and 18 ft. long min. COMPACT SPACE 8.5 ft. wide min. and 16 ft. long min. PARALLEL SPACE 7 ft. wide min. and 22 ft. long min.

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

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

8.6.4 Off-street parking shall be visually screened per the following: 8.6.4.a. Off-street parking may be screened by buildings or streetscreens. 8.6.4.b. Parking structures shall be screened by buildings or ground floor facades a minimum 30 feet deep, for a minimum 75% of the facade length along the ground floor, as illustrated in “Figure 8.5.3 Liner building”. 8.6.4.c. Parking structures shall screen the upper floors, as illustrated in “Figure 8.5.2 Ground Floor Liner”: 8.6.4.c.i. Opaque facade elements providing openings shall be a maximum 50% of the wall area of each floor, or 8.6.4.d. Streetscreens shall be masonry, metal, composite, or a combination thereof, as illustrated in “Figure 8.5.1 Streetscreen”. 8.6.4.d.i. Streetscreens shall be between four and eight feet in height and be 50% open above three feet. Planting may be located behind the streetscreen. 8.6.4.d.ii. Openings in the streetscreen shall be no wider than 24 feet. 8.6.4.e. Streetscreens shall be located within the setback.

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FIGURE 8.5.1 STREETSCREEN

FIGURE 8.5.2 GROUND FLOOR LINER

FIGURE 8.5.3 LINER BUILDING

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155-8.7 LOADING, UNLOADING & QUEUING

8.7.1 Shared loading areas are permitted as follows: 8.7.1.a. Each building served shall have direct access to the shared loading area without crossing streets or alleys. 8.7.1.b. Loading spaces within a shared loading area shall meet the minimum required spaces for each building served.

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

8.7.3 Drive-through queuing shall be permitted as follows: 8.7.3.a. A minimum of at least 200 linear feet shall be provided as storage area for vehicles awaiting service for drive-in facilities and uses. The required 200 feet may be provided in one or more usable lanes and shall be measured from the right-of-way line of the street to the window or other place in the building where the vehicle must enter or pass for service. The storage areas shall be designed so that vehicles awaiting service will not back out into the street. 8.7.3.b. Shall not be visible from primary frontage. 8.7.3.c. Shall be separated from any other drive-through by a minimum 1,000 feet. 8.7.3.d. Shall not obstruct any required parking spaces.

155-8.8 BICYCLE PARKING REQUIREMENTS

8.8.1 Minimum bicycle parking requirements are as follows: 8.8.1.a. Bicycle parking requirements are according to “Table 8.7.1 Minimum Bicycle Parking Requirements” 8.8.1.b. Bicycle parking requirements within the public right-of-way shall be coordinated with Public Works.

8.8.2 Bicycle parking configuration is required as illustrated in “Figure 8.7.1 Bicycle Parking Clearance” and the following: 8.8.2.a. At least five feet from fire hydrants. 8.8.2.b. At least four feet from loading zones and street signs. 8.8.2.c. At least three feet from driveways and manholes. 8.8.2.d. At least two feet from utility meters and tree planters.

FIGURE 8.7.1 BICYCLE PARKING CLEARANCE

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8.8.3 Bicycle parking located along private or public streets are subject to the following: 8.8.3.a. Bicycle racks installed parallel to curbs shall be set back from the curb a minimum of two feet. 8.8.3.b. Bicycle racks installed perpendicular to curbs shall allow for a minimum clearance of two feet at the curb and five feet of pedestrian way with a 56cm bicycle properly locked to the rack. 8.8.3.c. Bicycle racks should be spaced a minimum of 36 inches apart. 8.8.3.d. Bicycle racks shall allow bicycle frames to be locked at two points of contact with the rack.

8.8.4 Long term bicycle parking shall be enclosed.

8.8.5 The Board of Commissioners may, by conditional use, hold in reserve or reduce the number of required bicycle parking spaces, provided that the applicant demonstrates that there are ample facilities available for use nearby. The conditional use standards of “Section 11.1.6” shall apply.

TABLE 8.7.1 MINIMUM BICYCLE PARKING REQUIREMENTS

USE SHORT TERM LONG TERM

MULTI-FAMILY RESIDENTIAL (see below) Less than 8 units No minimum required 8 - 20 units 0.75 spaces / unit Not required Greater than 20 units 0.5 spaces / unit 0.5 spaces / unit

HOTEL & LODGING 0.25 spaces / bedroom Not required

COMMERCIAL (FLOOR AREA) (see below)

Office 0.3 spaces / 1,000 sq. ft. 0.2 spaces / 1,000 sq. ft. Food Service 0.5 spaces / 1,000 sq. ft. Assembly 0.25 spaces / 1,000 sq. ft. Not required All Other 0.5 spaces / 1,000 sq. ft.

ALL OTHER No minimum required

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262 248 ARTICLE 155-9: SIGN STANDARDS

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155-9.1 APPLICABILITY The following regulations shall apply to all Signs erected, altered, or maintained after the effective date of this Article, and shall exclude Governmental/Regulatory Signs.

155-9.2 LEGISLATIVE INTENT To regulate all signs within Lower Merion Township to ensure that they are appropriate for their respec- tive uses, in keeping with the appearance of the affected property and surrounding environment, and protective of the public health, safety, and general welfare. In addition, it is the intent of this Article to:

9.2.1 Encourage sign design that upholds the visual environment and aesthetic quality that the Township seeks to promote and conforms to the architectural context of the surrounding buildings, thus preserving the right of citizens to enjoy the Township’s scenic features and viewsheds.

9.2.2 Ensure that signs are adequate, but not excessive, for the intended purpose of identification or advertisement.

9.2.3 Support and enhance the pedestrian environment.

9.2.4 Prohibit the erection of signs in such numbers, sizes, designs, illumination, and locations as may create a hazard to pedestrians and motorists.

9.2.5 Reasonably regulate the time, place and manner of sign regulations by placing reasonable limits on the size, total number, separation from other signs, height, safety, and other similar aspects of signs in order to minimize possible adverse impacts on nearby public and private property, including roadways.

155-9.3 GENERAL REGULATIONS

9.3.1 Signs are regulated by district and according to “Table 9.1 Permitted Sign Locations and Permit Types” and “Section 155-9.8 District Specific Signs”.

9.3.2 A permit is required for the erection, relocation, reconstruction or re-fabrication of all signs, except for those which are specifically exempted, provided they are otherwise in compliance with this Article.

9.3.3 Illuminated signs are prohibited, except where specified in this article. Illumination shall adhere to the following: 9.3.3.a. Illumination is limited to: 9.3.3.a.i. External illumination, lit from above. 9.3.3.a.ii. Internal illumination, limited to halo-lit or backlit channel letters, icons, and logos. 9.3.3.a.iii. Electronic message signs. 9.3.3.a.iv. Digital displays. 9.3.3.b. External lighting sources to illuminate signs shall be shielded from any street right of way. 9.3.3.c. Glare which is determined to be hazardous or distracting to pedestrians, vehicle drivers, or adjacent properties is prohibited. 9.3.3.d. Sign lighting shall comply with the Energy Code adopted under the Pennsylvania Uniform Construction Code.

9.3.4 Sign Location 9.3.4.a. No sign shall be placed in such a position as to endanger pedestrians, bicyclists, or traffic on a street by obscuring the view of or interfering with official street signs or signals by virtue of position or color. 9.3.4.b. No sign may occupy a vehicular sight triangle, as determined by the Township’s Traffic Safety Department.

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9.3.4.c. Signs and their supporting structures shall maintain clearance and noninterference with all surface and underground utility and communications lines and equipment. 9.3.4.d. No sign shall extend closer than one foot to the vertical edge of a building corner, or to the fascia, roof-line or parapet. 9.3.4.e. All signs shall provide the following vertical clearance except where specified otherwise: 9.3.4.e.i. A minimum of nine feet over pedestrian ways. 9.3.4.e.ii. A minimum of 13.5 feet over vehicular travel ways and parking aisles. 9.3.4.f. Signs may not be located in or project into the public right-of-way unless permitted as described in this Article or Article 3.

9.3.5 Measurement of sign height 9.3.5.a. Height is measured from finished mean grade to the top of the sign. 9.3.5.b. The maximum height is determined by “Table 9.2 General Sign Type Standards and Reg- ulations”.

9.3.6 Allowable sign area 9.3.6.a. The maximum cumulative sign area shall not exceed 1.5 square feet for every one linear foot of building frontage, per lot. Signs that consist of, or have attached to them, one or more three dimensional or irregularly shaped objects, shall have a sign area of the sum of two adjacent vertical sign faces of the smallest cube encompassing the sign or object. 9.3.6.b. The permitted maximum area for all signs is determined by the sign type as determined by “Table 9.2 General Sign Type Standards and Regulations”. 9.3.6.c. Measurement of sign area shall be determined as follows: 9.3.6.c.i. The area of a sign shall mean the area of all lettering, wording, accompanying designs, logos, and symbols, together with the background on which they are displayed, whether open or enclosed. The area of a sign shall not include any supporting framework, bracing, or trim which is incidental to the display, provided that it does not contain any lettering, wording, or symbols. 9.3.6.c.ii. Where the sign consists of individual letters, designs, or symbols attached to a building, awning/canopy, wall, window, or freestanding structure, the area shall be that of the smallest rectangle which encompasses all of the letters, designs, and symbols. 9.3.6.c.iii. Signs may be double-sided 9.3.6.c.iii.(1). On-premises sign: Only the larger of the two sign faces shall be used as the basis for calculating the sign area if the interior angle formed by the faces is less than or equal to 45 degrees, and the two faces are not more than 18 inches apart. 9.3.6.c.iii.(2). Off-premises sign: Both sides shall be calculated in the sign area. 9.3.6.c.iv. If elements of a sign are movable or flexible, such as a flag or banner, the measurement of sign area is taken when the elements are fully extended.

9.3.7 Fabrication techniques. 9.3.7.a. When located in an historic district or associated with a Class I or II building, installation shall not damage or require removal of historic materials, and shall be done in a manner such that signs can be removed without harm to the masonry or architectural detailing. 9.3.7.b. All conduit, conductors, transformers, ballasts, and other equipment shall be concealed. 9.3.7.c. All attachment hardware shall be of corrosion-resistant material. 9.3.7.d. Signs shall be constructed only from wood, metal, stone or other similar composite material with painted, engraved or raised messages, with the exception of temporary signs, manual changeable copy signs, channel letters, and awnings and canopy signs. 9.3.7.e. Sign-makers’ logos, labels, or other identification is prohibited. 9.3.7.f. Vinyl applied copy is prohibited except for window signs and manual changeable copy signs where permitted in Table 9.2. 9.3.7.g. Every sign shall be constructed of durable materials; shall be structurally safe and erected or installed in strict accordance with the PA Uniform Construction Code; and shall be

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maintained in safe condition and good repair at all times so that all sign information is clearly legible.

155-9.4 SIGN REGULATIONS BY TYPE

9.4.1 Signs types are regulated according to “Table 9.1 Permitted Sign Locations and Permit Types” and “Table 9.2 General Sign Type Standards and Regulations”.

155-9.5 PERMIT EXEMPT SIGNS

9.5.1 The following signs shall be allowed without a sign permit and shall not be included in the determination of the type, number or area of permanent signs allowed on a property, provided such signs comply with all applicable regulations in “Article 9: Signs”, as well as the general regulations in “155-9.3 General Regulations”. However, no exempt signs may project into the right-of-way of any public or private road, except for a governmental sign, and except for temporary signs authorized by Chapter 133 Streets and Sidewalks, Section 133-2.1 Temporary signs with the public right-of-way.

9.5.2 Signs shall follow the standards according to “Table 9.2 General Sign Type Standards and Regulations”. 9.5.2.a. Official traffic signs 9.5.2.b. Governmental/regulatory signs. 9.5.2.c. Public Service signs which only advertise the public service provided on the property where the sign is located. 9.5.2.d. “No Trespassing” or similar on-premises signs, provided that no sign shall exceed one square foot in sign area or be placed at intervals of less than 150 feet, or in accordance with state law. 9.5.2.e. Temporary signs, except as noted in “Table 9.1 Permitted Sign Locations and Permit Types”. 9.5.2.f. Memorial Signs. 9.5.2.g. Seasonal and Holiday Decorations. 9.5.2.h. Address or nameplate signs. 9.5.2.i. Signs which are permanent architectural features of a building or structure existing as of the effective date of this Article. 9.5.2.j. Flags. 9.5.2.k. Art and murals provided such signs do not contain any commercial messaging.

155-9.6 PROHIBITED SIGNS

9.6.1 Except as may be expressly allowed or exempted elsewhere in this chapter, the following signs are prohibited: 9.6.1.a. Abandoned signs. 9.6.1.b. Any sign which by color, shape or location imitates, resembles, interferes with, or obstructs official traffic lights, signs, or signals. 9.6.1.c. Any off-premises sign, except as may be provided for within this article. 9.6.1.d. Any portable sign, except A-frame sidewalk signs. 9.6.1.e. Any sign erected without the permission of the property owner or authorized agent. 9.6.1.f. Any sign that creates a clear and present danger to life, safety or welfare, as determined by the Director of Building and Planning or the Superintendent of Police. 9.6.1.g. Any sign which obstructs free ingress to or egress from a required exitway. 9.6.1.h. Any sign which uses an intermittent light or lights, including flashing lights, beacon lights, strobe lights, rotating beacons, chasing lights, or zip lights, including electronically controlled copy changes. 9.6.1.i. Any illuminated tubing or strings of lights which outline roof lines, doors, windows, wall edges or rows of vehicles when used for advertising purposes, with the exception of temporary seasonal lights. Temporary lights shall cease to be operated within 60 days of installation.

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9.6.1.j. Any pennant strings, balloons or other inflatable objects, and streamers. 9.6.1.k. Any snipe sign. 9.6.1.l. Mechanical movement signs, including revolving signs. 9.6.1.m. Interactive signs. 9.6.1.n. Reflective signs or signs containing mirrors. 9.6.1.o. Inflatable signs or balloon signs, with the exception of balloons used in temporary, non-commercial situations. 9.6.1.p. Vehicular signs. 9.6.1.q. Any sign which exhibits statements, words or pictures of obscene or pornographic subjects. 9.6.1.r. Any sign inconsistent with the provisions of this article. 9.6.1.s. Any sign that emits smoke, visible vapors, particulate matter, sound, odor, or contains open flames.

155-9.7 NONCONFORMING SIGNS AND SIGNS ON NONCONFORMING USE PREMISES

9.7.2 The total area of all signs relating to a single use existing at the effective date of this article or at the effective date of any amendment by which the sign shall be made nonconforming shall not be increased.

9.7.3 Any sign in existence at the time this article becomes effective which is not in conformance with the provisions as set forth herein may be repainted or relettered. If a nonconforming sign is removed, replaced, resized, or if more than 25% of the sign frame or support structure is removed or replaced, it must be made to conform with the provisions of this article.

9.7.4 Multitenant properties with total approved existing sign area that becomes nonconforming as a result of a decrease in the permissible sign area for each linear foot of building frontage may replace individual signs, provided that the area of the replacement sign is no larger than that permitted using the following calculations: 9.7.4.a. The existing building frontage and total approved existing sign area for the lot shall be calculated. 9.7.4.b. The percentage determined by dividing the currently permitted sign area by the total approved existing sign area shall be calculated. 9.7.4.c. The area of any subsequently erected replacement sign must not exceed the previously approved area of such sign multiplied by the percentage determined under “Section 7.4.5”. 9.7.4.d. No new sign may be erected as a result of the expansion in the linear frontage of a building unless the total sign area on the lot conforms to the requirements of Article 9.

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TABLE 9.1 PERMITTED SIGN LOCATIONS AND PERMIT TYPES

SIGN TYPE LDR MDR VC TC I LI RHR BMV TABLE #

ADDRESS E E E E E E E E 9.2.L

A-FRAME (T) E E E E E 9.2.Q

AWNING PR PR PR PR PR PR 9.2.A

BANNER (T) PR PR PR PR PR 9.2.R

CANOPY PR PR PR PR PR PR 9.2.B

CORNER PR PR PR PR PR PR 9.2.C

DEVELOPMENT (T) E E E E E E E 9.2.S

DIRECTIONAL E E E E E E 9.2.M

FREE-STANDING POLE PR PR PR PR PR 9.2.D

FLAG SIGNS E E E E E E 9.2.N

FREESTANDING GROUND/ PR PR PR PR PR PR 9.2.E MONUMENT

HOME OCCUPATION PR PR PR PR PR PR PR 9.2.P

MARQUEE PR PR PR PR PR 9.2.F

OFF PREMISES SIGN PR 9.2.J

PROJECTING PR PR PR PR PR PR 9.2.G

PERSONAL E E E E E E E E 9.2.U EXPRESSION SIGNS

REAL-ESTATE (T) E E E E E E E E 9.2.T

SECURITY/WARNING E E E E E E E E 9.2.O

WALL PR PR PR PR PR PR 9.2.H

WALL PLAQUE PR PR PR PR PR PR 9.2.K

WINDOW PR PR PR PR PR 9.2.I

SIGNS: Additional district-specific standards can be PR: PERMIT REQUIRED found in Section 9.8. E: EXEMPT: (NO PERMIT REQUIRED) (T): TEMPORARY

NOT PERMITTED SIGNS ARE GRAY

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS

A. AWNING SIGN

DESCRIPTION A sign painted on, printed on, or applied to a non-structural covering that projects from a wall for the purpose of shielding a doorway or window. An awning can be fixed in place or can be raised or retracted to a position against the building when not in use.

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.) 8 ft. min.-15 ft. max. in 25% of the area of the compliance with Article n/a 12 in. for vertical plane sloped plane 3.6.4.a REGULATIONS 1. An awning without lettering or other advertising shall not be regulated as a sign. 2. Shall meet the requirements of section “155-3.6 Projections”. 3. Shall not exceed 30 feet in horizontal width. 4. Only one emblem or logo is permitted on an awning. 5. May project into the public right of way to within six feet of the curb and shall comply with Section 3.6.4.a. 6. Awning signs mounted on a multi-tenant building shall be similar in terms of height and projection across all tenants in the building.

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS (CONTINUED)

B. CANOPY SIGN

DESCRIPTION A sign that is part of, or attached to, a canopy.

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.) 8 ft. min.-15 ft. max. in compliance with Article 1 per entry 40 sq. ft. max. per sign 18 in. 3.6.5.a REGULATIONS 1. A canopy without lettering or other advertising shall not be regulated as a sign. 2. Shall meet the requirements of section “155-3.6 Projections”. 3. Shall not exceed 30 feet in horizontal width. 4. Only one emblem or logo is permitted on a canopy. 5. May project into building setback to within six feet of the curb and shall comply with Section 3.6.5.a 6. Canopy signs mounted on a multi-tenant building shall be similar in terms of height and projection across all tenants in the building. 7. Canopy signs may be affixed to the sides or front face of the canopy.

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS (CONTINUED)

C. CORNER SIGN

DESCRIPTION

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

n/a 1 per building corner 40 sq. ft. 18 in.

REGULATIONS 1. Corner signs may not extend above eaves or parapets. 2. A maximum projection of no more than 2 feet is permitted.

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS (CONTINUED)

D. FREESTANDING POLE SIGN

DESCRIPTION A freestanding sign that is permanently supported in a fixed location by a structure of one or more poles, posts, uprights, or braces from the ground; and is not supported by a building or a base structure

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

15 ft. max. 1 per parcel 40 sq. ft. 18 in.

REGULATIONS 1. Shall provide a minimum clearance of 10 feet. 2. Shall have a minimum setback of 5 feet from the right-of-way to the edge of the sign. 3. Shall only be externally illuminated or internally illuminated by channel letters. 4. Manual changeable copy signs are permitted.

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS (CONTINUED)

E. FREESTANDING GROUND / MONUMENT SIGN

DESCRIPTION A freestanding sign that is permanently supported by an internal structural framework or integrated into landscaping or other solid structural features (also known as a ground sign)

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.) 4 ft. max. for 1 or 2 20 sq. ft. for 1 or 2 tenants tenants or up to 8 ft. max. 1 per street frontage & 40 sq. ft. for 3 or more 18 in. for 3 or more tenants tenants REGULATIONS 1. Maximum clearance to the bottom of the sign is one foot. 2. Shall have a minimum setback of 5 feet from the right-of-way. 3. The width of the top of the sign structure may be no more than 120% of the width of the base. 4. May be externally illuminated or internally illuminated by channel letters. 5. Manual changeable copy signs are permitted.

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS (CONTINUED)

F. MARQUEE SIGN

DESCRIPTION A sign attached to a marquee.

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

n/a 1 per frontage 75 sq. ft. 24 in.

REGULATIONS 1. May be externally illuminated or internally illuminated by channel letters. 2. May project into the public right-of-way; however, no closer than six feet from the curb. 3. Shall only be located above the principal public entrance along a frontage. 4. Manual changeable copy signs are permitted.

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS (CONTINUED)

G. PROJECTING SIGN

DESCRIPTION A double-sided sign which is mounted perpendicular to a building’s façade.

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

n/a 1 per tenant 9 sq. ft. per side 8 in.

REGULATIONS 1. Shall have a minimum separation of 15 feet from another projecting sign. 2. May project up to four feet from the building wall. 3. Supports shall be affixed to a building facade and shall not obstruct upper story windows or openings. 4. May project into the public right-of-way; however, no closer than six feet from the curb. 5. Only channel letters may be internally illuminated.

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS (CONTINUED)

H. WALL SIGN

DESCRIPTION A sign erected against or painted on the wall of any building, displayed on windows or doors.

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

1 per tenant per store- 18 in. or 30 in. if over 40 n/a 40 sq. ft. max. per sign front feet from ROW

REGULATIONS 1. Shall not extend above a cornice, wall, parapet wall or building facade. 2. May not obstruct windows or other building openings. 3. Only channel letters may be internally illuminated.

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS (CONTINUED)

I. WINDOW SIGN

DESCRIPTION A sign that is applied, painted, or affixed to a window, or placed inside a window, within three (3) feet of the glass, facing the outside of the building, and easily seen from the outside.

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

n/a n/a 10% of window n/a

REGULATIONS 1. The following window signs are permitted: a. Letters painted directly on the window b. Non-illuminated hanging signs hung behind the glass. c. Vinyl appliqué letters applied to the window. Appliqués shall consist of individual letters or graphics with no visible background. 2. Window signs shall not obscure the interior view. 3. Window signs shall not be lit except as below. a. Neon signs within window displays shall be limited to one per window opening, maximum coverage of 10% of the window size, and no flashing.

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS (CONTINUED)

J. OFF PREMISES SIGN

DESCRIPTION A sign which advertises a use not located on the premises on which the sign is located.

SIGN

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

20 ft min. n/a 675 sq. ft. 48 in. 35 ft. max.

REGULATIONS 1. Sign shall not be mounted to the facade of any building. 2. Illumination shall be allowed only upon grant of a special exception by the Zoning hearing Board, subject to the following requirements: a. The illumination of Off-Premises Signs within 500 feet of a residential zoning district or residential use shall not be permitted. b. All illumination shall be external, shielded, and shall be mounted directly above each illuminated face of the Off-Premises Sign. c. The location, luminaire type, wattage, and illumination patterns, and the means of control shall be specified. The lighting shall be designed to prevent the direct off-site transmission of light directly from the light source, to shield the source of illumination and to prevent glare as viewed from off-site. d. The source of illumination shall be screened from view from vehicles on adjacent roadways and from adjacent properties. e. No light source emanating from behind, within or on the face of the Off-Premises Sign shall be permitted. f. Rotating, flashing, pulsing, moving or oscillating light sources, lasers, light emitting diodes (LEDs), organic LEDs, beacons or strobe lighting shall not be permitted. 3. Separation a. The minimum distance between Off-Premises Signs and any LDR, MDR, VC, TC, and CAD districts is 500 feet. b. The minimum distance between one Off-Premises Sign is 1,500 feet. c. The minimum distance between any Off-Premises Sign and the entrance or exit ramp or merging traffic lane of any limited access highway is 1,000 feet d. Obstruction. No Off-Premises Sign shall overhang a public or private right-of-way nor shall it interfere with a two-hundred-foot line of sight in any direction at an intersection.

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS (CONTINUED)

K. WALL PLAQUE SIGN

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

5 ft. max. 1 per entry 6 sq. ft. 6 in.

REGULATIONS 1. Shall not project more than 3 inches from the building. 2. May be internally illuminated.

L. ADDRESS SIGN

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.) 3 sq. ft. per sign face in 5 ft. max. 1 per frontage LDR & 5 sq. ft. in all other n/a districts REGULATIONS 1. Address signs shall be provided with a minimum of one at the main entry.

M. DIRECTIONAL SIGN

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.) 1 per direction point per 5 ft. max. 4 sq. ft. n/a parcel REGULATIONS 1. Permitted only in VC, TC, RHR, I, CAD

N. FLAG SIGN

DESCRIPTION Signage on a flag advertising a business or use.

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

n/a 2 15 sq. ft. n/a

REGULATIONS 1. Not permitted in LDR AND MDR Districts. 2. Shall be spaced a minimum 50 feet apart. 3. Feather/flutter flags are not permitted. 4. No freestanding or ground mounted installation for flag signs.

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS (CONTINUED)

O. SECURITY/WARNING SIGN

DESCRIPTION Sign displaying restrictions associated with the property.

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

n/a 1 per frontage 1 sq. ft. n/a

REGULATIONS 1. Shall not project more than 3 inches from the building. 2. May be internally illuminated.

P. HOME OCCUPATION SIGN

DESCRIPTION Sign advertising a home business.

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

n/a 1 per parcel 1 sq. ft. n/a

REGULATIONS 1. Historic Home Occupation is limited to 2 sq. ft. sign area.

Q. A-FRAME SIDEWALK (TEMPORARY) SIGN

DESCRIPTION A type of freestanding, portable sign consisting of two faces connected and hinged at the top and whose message is targeted to pedestrians (also known as a sandwich board sign). HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

3.5 ft. min. 1 per ground floor tenant 8.75 sq. ft. n/a

REGULATIONS 1. May be located in the public right-of-way and shall be no closer than three feet from the curb and shall maintain a minimum clear pedestrian pathway of four feet. 2. May only be displayed during business hours. 3. Shall be weighted, temporarily secured, or placed so as to avoid being carried away by high winds. A-frame signs must be taken in during inclement weather. 4. Illumination of any A-Frame sign is prohibited.

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TABLE 9.2 GENERAL SIGN TYPE STANDARDS AND REGULATIONS (CONTINUED)

R. BANNER (TEMPORARY)

DESCRIPTION A sign consisting of cloth, bunting, plastic, paper, or similar non-rigid material attached to a structure, pole, rope, wire, or framing which is anchored on two or more edges or at all four corners. Banners are temporary in nature and do not include flag signs. HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

10 ft. min. 1 per parcel 25 sq. ft. 18 in.

REGULATIONS 1. Shall be spaced a minimum of 20 feet from each other. 2. May be erected for a period of time not to exceed 30 cumulative days in a calendar year. 3. Limited to two permits per parcel per 12 month period. 4. Shall be removed within 14 days of the end of occupancy, unless otherwise specified in this chapter.

S. DEVELOPMENT SIGN (CONSTRUCTION) (TEMPORARY)

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

6 ft. max. 1 per frontage 10 sq. ft. 12 in.

REGULATIONS 1. May not be erected until final approval of the development by the Board of Commissioners and shall be removed upon completion of active work. Active work shall be interpreted by the Director of Building and Planning. 2. Shall be removed within 14 days of the end of occupancy, unless otherwise specified in this chapter. 3. Shall not be located within a public right-of-way.

T. REAL-ESTATE SIGN (TEMPORARY)

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

5 ft. max. 1 per frontage 6 sq. ft. 12 in.

REGULATIONS 1. Shall be removed upon transfer of the property. 2. Shall not be located within a public right-of-way.

U. PERSONAL EXPRESSION SIGN

DESCRIPTION An on-premises sign that expresses an opinion, interest, position, or other non-commercial message.

HEIGHT NUMBER (MAX.) SIGN AREA (MAX.) COPY HEIGHT (MAX.)

5 ft. max n/a 12 sq. ft. n/a

REGULATIONS 1. May not be commercial in nature. 2. Shall not be illuminated.

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155-9.8 DISTRICT SPECIFIC SIGNS

9.8.1 Signs in the CAD. 9.8.1.a. In the CAD District, the regulations of Article 9 shall apply except where otherwise specifically provided for in this section. 9.8.1.b. Maximum signage square footage. 9.8.1.b.i. The total area of all types of signage for each building shall not exceed two square feet for each linear foot of building frontage facing a public street. 9.8.1.b.ii. The total area of all flush-mounted and awning signage for each retail tenant shall not exceed one square foot for each foot of linear building frontage. In all cases, individual signs are limited in square footage, as described in the following guidelines. 9.8.1.c. Fabrication techniques. 9.8.1.c.i. No exposed conduit, tubing, or raceways will be permitted. 9.8.1.c.ii. All conductors, transformers, ballasts, and other equipment shall be concealed. 9.8.1.c.iii. All attachment hardware, bolts, and clips shall be of corrosion-resistant materials to prevent staining of building surfaces. 9.8.1.c.iv. Formed plastic, injection-molded, or easily damaged signage materials are not permitted. 9.8.1.c.v. No sign-makers’ labels or other identification will be permitted on the exposed surface of signs. 9.8.1.c.vi. Awnings must be constructed from fabric (real or synthetic) and made of weather-resistant material. 9.8.1.d. Prohibited signs and conditions. The following signs are not permitted: 9.8.1.d.i. Backlit or internally illuminated awnings. 9.8.1.d.ii. Translucent internally illuminated sign faces with a backlit background. 9.8.1.e. Flush-mounted signage. For letters or marks mounted parallel to the building’s facade that are either mounted as individual letters, or contained in a sign panel, the following standards shall apply: 9.8.1.e.i. Maximum area of sign: 65 square feet per sign. 9.8.1.e.ii. Number of signs: one per tenant per street front. Where a building faces both a street and a parking lot, a second sign is permitted to face the parking lot. 9.8.1.e.iii. Mounting height: twenty-foot maximum, provided that it is below the sill line of the second floor windows. 9.8.1.e.iv. Depth of sign: Wall signs must not project more than 12 inches from the building wall. 9.8.1.e.v. Method of illumination shall include: 9.8.1.e.v.(1). Natural lighting. 9.8.1.e.v.(2). Externally lit from above. 9.8.1.e.v.(3). Halo-lit or backlit letters. 9.8.1.f. Blade and shingle signage. A shingle sign is mounted perpendicular to a building’s facade, 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 facade using a rigid mounting bracket. The following standards shall apply: 9.8.1.f.i. Maximum area of sign: 20 square feet. 9.8.1.f.ii. Number of signs: one per ground floor establishment, plus one for any public building entrance not serving a ground floor establishment. 9.8.1.f.iii. Mounting height: 20-foot maximum, provided that it is below the sill line of the second floor windows and is a minimum of 10 feet above grade or sidewalk. 9.8.1.f.iv. Maximum projection from building face: five feet.

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9.8.1.g. Banner signage: fabric or rigid material mounted with use of poles, typically oriented perpendicular to building facade. 9.8.1.g.i. Area of banner: less than or equal to 25 square feet. 9.8.1.g.ii. Banners shall be spaced no closer than 20 feet apart, and centered within architectural elements. 9.8.1.g.iii. Projection: Banners shall not project more than three feet into the public right- of-way. Such banners shall not project into the cartway and shall be located a minimum of two feet six inches from the face of the curb. 9.8.1.g.iv. Mounting height: The bottoms 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 building. 9.8.1.g.v. Only one banner sign is permitted per retail storefront. 9.8.1.h. Freestanding signs. 9.8.1.h.i. The 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. 9.8.1.h.ii. Maximum area of sign: 50 square feet. 9.8.1.h.iii. Not more than one freestanding sign shall be permitted for each lot street frontage. 9.8.1.i. Upper level corporate or building identification signs: Upper level corporate or building identification signage mounted on the facade of a building, and designed to be seen from a distance. 9.8.1.i.i. Such signs shall be limited to the following content only: 9.8.1.i.i.(1). A corporate logo; or 9.8.1.i.i.(2). The name of the company or building. 9.8.1.i.ii. Such signs shall be limited to individual three-dimensional letters, representing the name of the company or building or three-dimensional corporate logo. 9.8.1.i.iii. Such signs shall not exceed 10 feet in height. 9.8.1.i.iv. Total area of such signs shall not exceed 200 square feet in area. 9.8.1.i.v. Such signs may only be mounted to the top floor of a building exceeding 100 feet in height. 9.8.1.j. Awnings and 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: 9.8.1.j.i. Length: Awnings and canopies shall not exceed 30 feet in horizontal length and be centered within architectural elements, such as doors or columns. 9.8.1.j.ii. Projection: Awnings and canopies shall not project more than five feet into the public right-of-way, except where located above a main building or store entrance facing a public sidewalk, in which case the maximum projection shall not exceed 10 feet. All awnings and canopies must be a minimum of three feet from the curbline. 9.8.1.j.iii. Mounting height: The bottom of awnings and canopies shall be at least eight feet above grade or sidewalk, except in the case of a movable valance which may be seven feet above grade or sidewalk. 9.8.1.j.iv. Illumination: Natural lighting only; backlit awnings are not permitted. 9.8.1.j.v. Design: On multi-tenant facades, awning heights, projections and style shall be similar. Logo or tenant mark shall be limited to the valance of an awning, or the front plane of the canopy. 9.8.1.j.vi. Fabrication: Awnings and canopies shall be made of fire-resistant canvas. 9.8.1.j.vii. All ground floor awnings and canopies or those that project into a street right-of-way must be retractable. 9.8.1.j.viii. Fixed awnings may be used above the ground floor, provided that they project no more than four feet maximum.

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9.8.1.k. 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: 9.8.1.k.i. Area of sign: up to six square feet in area, not projecting more than three inches from a building wall. 9.8.1.k.ii. Number of signs: two per usable entry. 9.8.1.k.iii. Mounting height: five feet on center above grade or sidewalk. 9.8.1.k.iv. Illumination: Natural lighting only is permitted, except for menu cases, which may be internally lit. 9.8.1.l. Street address plaque. This is a plaque mounted to the side of a building at pedestrian level, or dimensional letter mounted above the door conveying at the minimum the numerical street address of the building. The following standards shall apply: 9.8.1.l.i. Area of sign: less than or equal to three square feet in area. 9.8.1.l.ii. Number of signs: minimum of one located at the main entry to the building. 9.8.1.l.iii. Mounting height: either five feet on center for wall-mounted signs on the side of a building, or horizontally centered above door(s) or on the sides of a canopy. Numerals mounted over doors, or on canopies shall be no less than eight inches high, and no more than 12 inches high. 9.8.1.l.iv. Illumination: Natural lighting only is permitted, except for halo-lit or backlit letters. 9.8.1.m. Permanent storefront window graphics. These are permanent window graphics with the tenant’s mark or hours of operation. The following standards shall apply: 9.8.1.m.i. Area of sign: Window signs shall not obscure the interior view of a retail establishment and shall be no greater than 10% of the available window space.

9.8.2 Signs in the Medical Center District (MC) and the Bryn Mawr Medical District (BMMD). 9.8.2.a. Permitted signage. In the MC District and the BMMD, the regulations of Article 9 shall apply except where otherwise specifically provided for in this section. 9.8.2.a.i. Freestanding signs, provided that: 9.8.2.a.i.(1). The area of any such sign shall not exceed 50 square feet. 9.8.2.a.i.(2). Such sign shall not exceed a height of 10 feet above existing grade. Standing signs in the required perimeter setback in a the MCD and the front yard setback in the BMMD shall not exceed a height of six feet above existing grade. 9.8.2.a.i.(3). No more than one freestanding sign shall be placed in the required perimeter setback in a the MCD unless such premises fronts on more than one primary street, in which case one freestanding sign may be permitted for each such street frontage. In a BMMD, the maximum number of freestanding signs in the required front yard setback shall be limited to one sign for each street frontage plus one site identity sign. 9.8.2.a.i.(4). Freestanding signs may not be internally illuminated. 9.8.2.a.i.(5). The maximum number of freestanding signs shall be limited to one sign for each principal building, plus one sign for each street frontage with an ingress and egress driveway. 9.8.2.a.i.(6). Freestanding signs advertising specific buildings shall be within 50 feet of the buildings listed on the sign. 9.8.2.a.ii. Wall signs, provided that: 9.8.2.a.ii.(1). No wall sign shall be permitted to extend above any cornice, wall, parapet wall or building facade. 9.8.2.a.ii.(2). The total area of any single wall sign shall not exceed 60 square feet, and all wall signs and projecting signs on each building shall not exceed 10% of the area of the wall of the building, including windows, doors and cornices, whichever is smaller. 9.8.2.a.ii.(3). There shall be no more than two wall signs exceeding 20 square feet on any building.

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9.8.2.a.ii.(4). Externally lit walls signs are permitted. External lighting must directly light the wall sign from above. 9.8.2.a.iii. Signs identifying the entrance to emergency departments, provided that: 9.8.2.a.iii.(1). The sign is located on or on top of emergency department canopy fascias. 9.8.2.a.iii.(2). The sign shall contain only the word “Emergency” or the word “Ambulance” and the area of the letters shall be in direct proportion to the canopy fascia. 9.8.2.a.iii.(3). Letter size shall not exceed 12 inches in height. 9.8.2.a.iii.(4). The sign may be externally lit and directly illuminated from above. 9.8.2.b. Exempt signs. In addition to those signs identified inSection 155-9.5, the following signs shall be permitted without a sign permit and shall not be included in the determination of the type, number or area of permanent signs allowed within such districts. 9.8.2.b.i. Medical Center District. 9.8.2.b.i.(1). Directional and instructional signs, including those designating points of ingress and egress, which do not exceed 24 square feet for each sign face. The maximum height of a directional or instructional sign is eight feet above existing grade. Where there is an obstruction that would limit the visibility of a sign, the maximum height may be increased to 10 feet above existing grade. The maximum height for directional signs in the required perimeter one-hundred-twenty-five-foot setback is six feet above existing grade. 9.8.2.b.i.(2). Directional signs must be set back from a street line a minimum of 125 feet and may not be located in any of the required common open space. 9.8.2.b.i.(3). Directional signs must be located outside the required sev- enty-five-foot perimeter buffer area. However, in areas where existing driveways are located in the buffer as of the effective date of these provisions directional signs may be located within the buffer within 10 feet of the edge of the driveway. 9.8.2.b.ii. Bryn Mawr Medical District. 9.8.2.b.ii.(1). Directional and instructional signs, including those designating points of ingress and egress, which do not exceed 10 square feet for each sign face. The maximum height of a directional or instructional sign is six feet above existing grade. 9.8.2.b.ii.(2). Directional signs must be located outside the required buffer area. 9.8.2.c. General standards for all signs. 9.8.2.c.i. All signs shall have letters no larger than 18 inches in height for signs located 30 feet or less above grade; 24 inches in height for signs located 30 to 60 feet above grade; and 36 inches in height for signs located 60 feet or more above grade. 9.8.2.c.ii. No sign shall extend closer than half the vertical height of the letters employed to the vertical edge of a building corner, or to the fascia, roofline or parapet, whichever is lower. 9.8.2.c.iii. Other than as needed to identify the location of medical services, signs shall be constructed only from wood, metal, stone or other similar material with darker background colors and lighter colored lettering. The Board of Com- missioners may approve an alternative material if it can be demonstrated that the material will have the same appearance and texture as any of the approved materials. 9.8.2.c.iv. Window graphics shall not exceed 20% of the clear window surface. 9.8.2.d. Awnings and canopies.

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9.8.2.d.i. Covered areas for patient dropoff and pickup at medical facilities shall not be considered canopies or awnings for the purposes of this section. 9.8.2.d.ii. Awnings and canopies shall be made of fire-resistant canvas and may not be backlit. 9.8.2.d.iii. The furthest extension of a ground floor awning and/or canopy shall be no less than three feet and no more that seven feet. The furthest edge of the awning may be no closer than 24 inches to the curb abutting a street and may cover no more than 2/3 of the sidewalk width. 9.8.2.d.iv. Ground floor awnings and canopies shall terminate no less than 18 inches below the second floor windowsills. 9.8.2.d.v. Ground floor awning and canopy height shall not exceed 15 feet above pavement and shall be below the cornice or frieze. 9.8.2.d.vi. All ground floor awnings and/or canopies shall be retractable. The minimum height from the bottom of the frame and valance to the sidewalk is seven feet. 9.8.2.d.vii. Fixed awnings may be used above the first story, provided they project no more than four feet maximum. 9.8.2.d.viii. Side flaps on awnings are encouraged. 9.8.2.d.ix. Logos or emblems are permitted on the top or angled portion of the awning up to a maximum of three square feet. No more than one emblem or logo is permitted on an awning. 9.8.2.d.x. Any awning that projects into a street right-of-way must be retractable, or the applicant must enter into an agreement with the Township (or the government entity having jurisdiction) to remove the awning if the entity having jurisdiction requires access to the right-of-way for maintenance, repairs or any other purpose.

9.8.3 Signs in Institutional Districts 9.8.3.a. Sections 9.1 through 9.7 of this article shall apply, except when in conflict with the provisions provided below. 9.8.3.b. Signs types are regulated according to “Table 9.1 Permitted Sign Locations and Permit Types” and “Table 9.2 General Sign Type Standards and Regulations”. 9.8.3.c. Sign specifications. 9.8.3.c.i. Signs shall not exceed 20 square feet in sign area. 9.8.3.c.ii. Signs shall not exceed a height of 15 feet from existing grade, with the exception of flag signs. 9.8.3.c.iii. Signs over eight square feet shall be set back a minimum of 10 feet from the right-of-way. 9.8.3.d. The signs may only be externally illuminated. Internally illuminated signs are prohibited. 9.8.3.e. No more than one sign shall be placed on a premises held in single and separate ownership, unless such premises fronts on more than one street, in which case one sign may be erected for each street frontage.

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DRAFT 5.0 DECEMBER 19, 2872019 ARTICLE 10: SUPPLEMENTAL USE REGULATIONS & NONCONFORMITIES

288 274 ARTICLE 155-10: SUPPLEMENTAL USE REGULATIONS & NONCONFORMITIES

155-10.1 ACCESSORY USE REGULATIONS

10.1.1 Home occupations are permitted as an accessory use to any residential dwelling. 10.1.1.a. The following restrictions apply specifically to non-traffic or minor home occupations: 10.1.1.a.i. No commercial traffic visits shall be permitted for non-traffic home occupations. 10.1.1.a.ii. Minor home occupations are only permitted subject to the following restrictions: 10.1.1.a.ii.(1). No more than one Commercial Traffic Visit per hour and a maximum of four commercial visits per day is permitted. 10.1.1.a.ii.(2). All visits shall be between the hours of 9 AM and 9 PM. 10.1.1.a.ii.(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. 10.1.1.b. Home occupations (minor and non-traffic) are permitted in LDR and MDR1 zoning districts or any residential dwelling unit, subject to the following additional restrictions: 10.1.1.b.i. 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. 10.1.1.b.i.(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. 10.1.1.b.i.(2). No goods shall be publicly displayed on the premises. 10.1.1.b.i.(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. 10.1.1.b.i.(4). The existence of the use shall not be visible from the exterior of the property. 10.1.1.b.i.(5). No sign may be displayed, except that a minor home occupation sign may be provided as described in “Article 9: Sign Standards”. 10.1.1.b.i.(6). A certificate of occupancy shall be obtained authorizing the home occupation. 10.1.1.b.ii. Home Occupations (Minor and Non traffic) in MDR2, MDR3 , VC, TC, and Special Districts are permitted subject to the following additional restrictions: 10.1.1.b.ii.(1). In multi-family buildings, the home occupation shall only be located in the user’s dwelling unit. 10.1.1.b.ii.(2). The home occupation shall not occupy more than 50% of the floor area of the dwelling unit. 10.1.1.b.ii.(3). In the MDR2 and MDR3, a home occupation, except a non-traffic home occupation, shall be located on the first floor. 10.1.1.b.ii.(4). Lobbies shall not be used as waiting rooms. 10.1.1.b.ii.(5). A certificate of occupancy shall be obtained authorizing the home occupation.

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10.1.2 Family Daycare 10.1.2.a. Family daycare, for up to six nonresident children (excluding the caretaker’s children), is permitted in LDR and MDR zoning districts as follows: 10.1.2.a.i. Shall be located in a single-family, detached dwelling in which the caregiver resides. 10.1.2.a.ii. No person except the resident caregiver and/or an employee required by law, shall work on the premises in connection with the use. 10.1.2.a.iii. Minimum lot area of 10,000 square feet is required. 10.1.2.a.iv. Minimum of 40 square feet of usable floor area per child, inclusive of furnishings and equipment is required. 10.1.2.a.v. 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. 10.1.2.a.vi. A driveway is required in order to allow off-street pickup and dropoff of children. 10.1.2.a.vii. 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.

155-10.2 ALTERNATIVE HOUSING OPTIONS FOR THE ELDERLY

10.2.1 Intent. In order to promote the general welfare and meet the specialized housing needs of the elderly, the provisions of “Section 155-10.2 Alternative Housing Options for the Elderly” are intended to: 10.2.1.a. Provide for small-scale housing facilities for elderly persons in LDR and MDR zoning districts in the Township. 10.2.1.b. Provide housing which will integrate elderly persons into the community as a whole in harmony with surrounding residential areas. 10.2.1.c. 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.

10.2.2 Specialized Conversions. In LDR, MDR, IC, and IH zoning districts, 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: 10.2.2.a. Each dwelling unit shall be a self-contained unit with separate bath, kitchen and living facilities for no more than two persons. 10.2.2.b. The provisions of “Section 155-8.1 Minimum Required Parking” shall be applicable. 10.2.2.c. 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. 10.2.2.d. No part of any dwelling unit can be above the second floor of the building. 10.2.2.e. The building may only be occupied by persons 62 years of age or older, their spouses, companions, or caregivers as needed for support. 10.2.2.f. 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. 10.2.2.g. The owners shall apply for and receive an annual permit from the Township. 10.2.2.h. 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.

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10.2.3 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: 10.2.3.a. All individuals living in the dwelling units are related by blood, marriage or legal adoption or are domestic partners. 10.2.3.b. One of the dwelling units shall contain no more than two persons, one of whom shall be 62 years of age or older. 10.2.3.c. 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. 10.2.3.d. All provisions of the Lower Merion Township Code, Chapter 62, entitled “Building Con- struction,” shall be complied with. 10.2.3.e. The provisions of “Article 8: Parking Standards” shall be applicable. 10.2.3.f. 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. 10.2.3.g. 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 10.2.3.h. The owner shall apply for and receive an annual permit from the Township. 10.2.3.i. One dwelling unit shall have no less than two times the square footage of occupied space than the other. 10.2.3.j. 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.

155-10.3 SHARED RESIDENCES FOR THE ELDERLY OR THE DISABLED

10.3.1 In 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: 10.3.1.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. 10.3.1.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. 10.3.1.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. 10.3.1.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. 10.3.1.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. 10.3.1.f. At least 0.5 on-site, off-street parking spaces shall be provided for every resident of the shared residence.

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10.3.1.g. Permit requirements: 10.3.1.g.i. 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 of the Lower Merion Township Code. Further, in order to qualify for a permit for a group shared residence for the elderly, the sponsor shall demonstrate that: 10.3.1.g.i.(1). 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 boarding home or Long-Term/ intermediate care facility regulated by the Commonwealth of Pennsylvania; and 10.3.1.g.i.(2). The residents will live together as a single house-keeping unit and participate in the ongoing decision-making and daily operation of the building. 10.3.1.g.ii. The sponsor shall present this information to the Building and Planning Department in the form of a management plan. 10.3.1.h. Subject to the separation requirements of 11.2.5.f.iii.

155-10.4 CONVERSION OF BUILDING TO ADULT DAYCARE

10.4.1 The Board of Commissioners may authorize as a conditional use the conversion of an existing dwelling in an MDR3 District into an adult daycare facility, subject to the following requirements: 10.4.1.a. The adult daycare 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. 10.4.1.b. The form standards shall be in compliance with “Article 4: District Specific Standards” in the MDR3 District according to “Table 4.2 MDR Form Standards” for each adult daycare facility. 10.4.1.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, Sections 101-10 and 101-11. 10.4.1.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. 10.4.1.e. A maximum of 45 participants shall be permitted in an adult daycare facility. This limitation shall not include staff. 10.4.1.f. There shall be a minimum of 50 square feet of floor space for each participant. 10.4.1.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: 10.4.1.g.i. Minimum parking requirements shall be as designated in “Article 8: Park- ing Standards”. 10.4.1.g.ii. 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. 10.4.1.g.iii. No parking or loading shall be permitted in the front yard setback. 10.4.1.g.iv. A handicap accessible dropoff/pickup area shall be provided near the entrance to the building. 10.4.1.h. Parking, loading, unloading, ingress and egress may be provided on the adjacent property, subject to the following conditions:

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10.4.1.h.i. The adjacent property shall be owned by the applicant. 10.4.1.h.ii. The adjacent property shall provide adequate ingress and egress for the proposed use. 10.4.1.h.iii. The required driveways and parking on the adjacent lot are available during the hours of operation of the facility. 10.4.1.h.iv. The required areas are within 200 feet of the building used for adult daycare. 10.4.1.h.v. 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 daycare facility. 10.4.1.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. 10.4.1.j. The conditional use approval granted for this use shall expire six months after the building ceases to be occupied as an adult daycare facility, and the dwelling shall then revert to a use permitted in the district in which it is located. 10.4.1.k. Participants shall not be permitted to stay overnight. 10.4.1.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.

155-10.5 MEDICAL MARIJUANA DISPENSARY

10.5.1 Medical marijuana dispensary shall be subject to the following regulations: 10.5.1.a. Shall be legally registered in the Commonwealth and possess a current valid medical marijuana permit from the Pennsylvania Department of Health. 10.5.1.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. 10.5.1.c. Is not permitted to operate on the same site as a facility used for growing and processing medical marijuana. 10.5.1.d. Is not permitted to have a drive-through service. 10.5.1.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. 10.5.1.f. Permitted daily hours of operation of a medical marijuana dispensary shall be 8:00 a.m. to 8:00 p.m. 10.5.1.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. 10.5.1.h. Shall comply with the separation requirements set forth in the Medical Marijuana Act. 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. 10.5.1.i. Parking requirements will follow the parking requirements for retail as specified in “Article 8: Parking Standards”. 10.5.1.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.

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155-10.6 MEDICAL MARIJUANA PROCESSING

10.6.1 A Medical marijuana grower/processor facility is authorized as a conditional use in LI, subject to the following regulations: 10.6.1.a. Shall be legally registered in the Commonwealth and possess a current valid medical marijuana permit from the Pennsylvania Department of Health. 10.6.1.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. 10.6.1.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. 10.6.1.d. Marijuana remnants and byproducts 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. 10.6.1.e. Shall provide only wholesale products to other permitted medical marijuana uses. Retail sales and dispensing of medical marijuana and related products is prohibited. 10.6.1.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. 10.6.1.g. Parking requirements shall be as specified in “155-8.5 Off-street Parking Layout & Design”. 10.6.1.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. 10.6.1.i. A plan shall be provided demonstrating that all external and internal lighting, including light for nighttime growing, is shielded in such a manner to not allow light to be emitted skyward or onto adjoining properties. 10.6.1.j. Minimum 50-foot buffer planting shall be provided when adjoining a LDR or MDR zoning district. 10.6.1.k. Shall not be located: 10.6.1.k.i. Within 1,000 feet of a public, private, or parochial school or daycare center. 10.6.1.k.ii. Within 3,000 feet of another medical marijuana grower/processor facility. 10.6.1.l. No pictures, photographs, drawings or other depictions of marijuana or marijuana para- phernalia shall be displayed on the outside of the facility or any sign associated therewith. 10.6.1.m. Shall comply with any other lawful and applicable requirements or regulations imposed by state and/or local laws or regulations. 10.6.1.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.

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155-10.7 MANDATED EMERGENCY SERVICE Emergency Facilities (Ambulance Services and Fire Stations)

10.7.1 In LDR & MDR Zoning Districts may be authorized as a Conditional Use, subject to the following regulations: 10.7.1.a. The building shall be designed in terms of mass and appearance to conform to the area in which it is located. 10.7.1.b. Impervious surface limitations shall conform to the underlying zoning district. 10.7.1.c. The principal building shall meet all setback requirements of the underlying zoning district. 10.7.1.d. Emergency service shall have direct access onto a primary or secondary street. 10.7.1.e. A minimum two-mile separation distance shall be provided in LDR zoning districts between like emergency service facilities. 10.7.1.f. Improvements based upon a traffic study acceptable to the Board of Commissioners shall be constructed to ensure safe ingress and egress from the property. 10.7.1.g. Parking requirements shall be as specified in “Article 8: Parking Standards”. Additionally, parking shall comply with the following: 10.7.1.g.i. Parking and maneuvering space for volunteers and emergency equipment shall be provided based upon the number or size of the vehicles anticipated. 10.7.1.g.ii. No parking shall be permitted within any setbacks. 10.7.1.h. 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. 10.7.1.i. All emergency vehicles, except those immediately available for use, shall be stored at all times in a fully enclosed building. 10.7.1.j. 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. 10.7.1.k. 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. 10.7.1.l. Outdoor lighting shall be regulated to eliminate glare on surrounding properties. 10.7.1.m. Signage shall be limited to that permitted in the underlying zoning district.

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155-10.8 CONVERSION OF BUILDING TO EMERGENCY MANDATED SERVICE

10.8.1 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: 10.8.1.a. There shall be no expansion to the existing building. 10.8.1.b. There shall be no increase to the existing impervious surface on the property. 10.8.1.c. The organization or agency shall maintain tax-exempt status under Section 501 (C)(3) or (4) of the Internal Revenue Code, as amended. 10.8.1.d. A minimum two-mile separation distance shall be provided between like emergency mandated service facilities. 10.8.1.e. Parking shall be the minimum space requirements for office uses in the underlying district as specified in “Article 8: 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. 10.8.1.f. Land-based sirens shall not be operated. 10.8.1.g. All emergency vehicles, except those immediately available for use, shall be stored at all times in a fully enclosed building. 10.8.1.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. 10.8.1.i. Existing pervious surface between the existing building and the side and rear property line shall be planted to provide a 20-foot minimum buffer when abutting a residential use or district. 10.8.1.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.

155-10.9 ANTENNAS

10.9.1 Legislative intent. 10.9.1.a. 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. 10.9.1.b. 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. 10.9.1.c. The Board of Commissioners finds that: 10.9.1.c.i. 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. 10.9.1.c.ii. 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. 10.9.1.c.iii. 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. 10.9.1.c.iv. Roof-mounted antennas may pose a health and safety danger to the community. Improperly installed antennas may become unstable and

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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.

10.9.2 In LDR and MDR Districts, antennas are permitted as accessory uses only and are subject to the following regulations: 10.9.2.a. 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. 10.9.2.b. 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. 10.9.2.c. Antennas may not exceed six feet in height. 10.9.2.d. Roof-mounted antennas are permitted by right, subject to the provisions set forth under “Section 10.9.4”. 10.9.2.e. Use of the antenna is limited to the lot on which it is located. 10.9.2.f. 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 & Planning, will be required. 10.9.2.g. In LDR3 and MDR Districts, the provisions of Section 10.9.1.a, b, c, & e above shall not apply to franchisees using antennas to provide cable television service within the Town- ship, except that such antennas may not exceed 23 feet in height

10.9.3 In all other districts, antennas are permitted as accessory uses only and are subject to the following regulations: 10.9.3.a. Roof-mounted antennas are permitted by right subject to the provisions set forth under “Section 10.9.4”. 10.9.3.b. 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. 10.9.3.c. Antennas may not exceed 6 feet in height. 10.9.3.d. 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. 10.9.3.e. The provisions of Subsection 10.9.2.b & c 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.

10.9.4 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.

10.9.5 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.

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155-10.10 WIRELESS COMMUNICATION FACILITIES

10.10.1 Purposes. The purposes of this section shall be as follows: 10.10.1.a. To accommodate the need for wireless communication facilities while regulating their location and number in the Township. 10.10.1.b. To minimize adverse visual effects of wireless communication facilities and support structures through proper design, siting and vegetative screening. 10.10.1.c. To avoid potential damage to adjacent properties from support structure failure and falling ice, through engineering and proper siting of support structures. 10.10.1.d. To encourage the joint use of any new support structures to reduce the number of such structures needed in the future.

10.10.2 Use regulations. 10.10.2.a. A wireless communications facility with support structure shall be a permitted use of land in VC, TC, RHR, BMV, CAD and LI Districts, except for land within 500 feet of a daycare, preschool, primary and secondary school facility. In residence zoning districts, a wireless communication facility with support structure is permitted only if the property is owned by the Township of Lower Merion and used for municipal purposes or if the property is a cemetery use conducted on a lot of at least 10 acres in size. 10.10.2.b. An attached wireless communication facility is a permitted use in all zoning districts, except for land within 500 feet of a daycare, preschool, primary and secondary school facility. 10.10.2.c. If the application is for a wireless communication facility on a new support structure, then a special exception from the Zoning Hearing Board will be required. 10.10.2.d. All other uses ancillary to a wireless communication facility (including a business office, maintenance depot, vehicle storage, etc.) are prohibited from the wireless communication facility site unless otherwise permitted in the zoning district in which the wireless communication facility site is located. 10.10.2.e. No wireless communication facility with support structure shall be permitted on a lot which is nonconforming as to size, and no more than one such support structure shall be permitted on any lot. 10.10.2.f. No more than one wireless communication facility visible from a lot line of the property on which it is located shall be permitted on any lot unless multiple facilities are collocated on a single support structure.

10.10.3 General standards applicable to all wireless communication facilities. 10.10.3.a. Height restrictions. 10.10.3.a.i. Attached wireless communication facilities. 10.10.3.a.i.(1). Antenna array on any attachment structure must be more than 35 feet above ground on all sides of the structure and are prohibited on all structures 35 feet or less in height. 10.10.3.a.i.(2). The height from grade of the antenna array may not exceed the height from grade of the attachment structure by more than 20 feet. 10.10.3.a.i.(3). If a wireless communication facility or its appurtenances extend above the primary roof of any attachment structure, they must be set back one foot from the edge of the primary roof for each one foot in height above the primary roof which the wireless communication facility extend unless the facility is appropriately screened from view through the use of panels, walls or other screening techniques approved by the Zoning Officer. Setback requirements shall not apply to a wireless communication facility which is mounted on the exterior of an attachment structure below the primary roof, and which does not protrude more than 18 inches from the side of such attachment structure. 10.10.3.a.ii. Wireless communication facilities with support structure.

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10.10.3.a.ii.(1). The maximum height of any wireless communication facility shall be 200 feet. 10.10.3.a.ii.(2). The applicant shall demonstrate that the wireless communication facility with support structure is the minimum height required to function satisfactorily within the applicant’s grid. No such facility that is taller than this minimum height shall be approved, except to facilitate collocation. 10.10.3.a.ii.(3). The measurement of height for the purpose of determining compliance with these requirements shall be from grade and shall include the support structure itself, the base pad and any facilities attached thereto. 10.10.3.b. Setbacks from base of support structure. If a new support structure is constructed (as opposed to mounting the wireless communication facility on an existing support structure), the minimum distances between the base of the support structure or any guy-wire anchors and any property line or ROW line shall be the largest of the following: 10.10.3.b.i. In residence zoning districts, all wireless communication facilities with support structure shall be set back a minimum distance equal to the height of the wireless communication facility with support structure. If the support structure is self-collapsing, the setback may be reduced to 50 feet, plus one foot for each additional foot in height above 100 feet, provided that it is placed within the setback envelope at a location which the Director of Building and Planning determines will make it least visible from a property or ROW line. 10.10.3.b.ii. In VC, TC, RHR, BMV, CAD and LI Districts, all wireless communication facilities with support structure shall be set back a minimum distance of 25 feet, plus one foot for each additional foot in height above 100 feet. In no case shall the set back from a Residential Zoning District be less than that required if the property were zoned residential. 10.10.3.b.iii. These setback provisions shall not apply to Township property. 10.10.3.b.iv. Setback requirements may be modified by conditional use if the Board of Commissioners finds that placement of a wireless communication facility with support structure in a particular location will reduce its visual impact, for example, if adjacent to trees or a structure which may provide a visual screen. 10.10.3.c. Support structure safety. The applicant shall demonstrate that the proposed wireless communication facility and support structure are safe and the surrounding areas will not be negatively affected by support structure failure, falling ice or other debris or radio frequency interference. All support structures shall be fitted with anti-climbing devices, as approved by the manufacturers. 10.10.3.d. Stealth design. Wireless communication facilities shall be of stealth design, as required by the Township, and must comply with the following standards relating to aesthetics, placement, materials and colors: 10.10.3.d.i. Attached wireless communication facilities shall be designed and maintained so as to blend in with the existing structure to the extent feasible, including placement in a location which is consistent with proper functioning of the wireless communication facility and use of compatible or neutral colors. 10.10.3.d.ii. Attached wireless communication facilities shall be screened in a reasonable and achievable manner. 10.10.3.d.iii. Wireless communication facilities with support structure shall be designed so as to blend in with the existing surroundings feasibly, including the use of compatible colors and disguised structures. 10.10.3.d.iv. Equipment facilities shall, to the extent practicable, use materials, colors and textures that blend in with the natural setting and built environment. 10.10.3.e. Special standards applicable to all wireless communication facilities other than micro facilities.

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10.10.3.e.i. Fencing. A fence shall be required around the wireless communication facility with support structure and other equipment unless the wireless communication facility is mounted on an attachment structure. The fence shall be a maximum of eight feet in height and shall conform to the provisions of “Section 3.7 Fences and walls”. 10.10.3.e.ii. Landscaping. The applicant shall submit a planting plan with its application, preserving existing vegetation on and around the site to the greatest extent possible. The Township will utilize the guidelines of the Natural Features Conservation Code, Chapter 101, prior to granting approval. 10.10.3.e.iii. In order to reduce the number of wireless communication facilities with support structure in the community in the future, the proposed support structure shall be required to accommodate other users, including other wireless communication service providers and police, fire and ambulance companies. 10.10.3.e.iv. Support structures shall meet all Federal Aviation Administration (FAA) regulations. No support structure may be artificially lighted except when required by the FAA. 10.10.3.e.v. Variance. If a variance is requested from the Zoning Hearing Board from any of the requirements of this section, in addition to the normal application requirements, the application for variance shall include the following: 10.10.3.e.v.(1). A description of how the applicants’ construction plan addresses any adverse impact which might occur as a result of approving the variance. 10.10.3.e.v.(2). A description of off-site or on-site factors which mitigate any adverse impacts which might occur should the variance be granted. 10.10.3.e.v.(3). A technical study which documents and supports the criteria submitted by the applicant upon which the request for variance is based. Such technical study shall be certified by an engineer and shall document the existence of the facts related to the proposed variance and its relationship to the surrounding ROW and properties. 10.10.3.e.v.(4). For a variance to the setback requirement, the application shall identify all property where the proposed tower could be located, attempts by the applicant to contact and negotiate an agreement for location or collocation and the result of such attempts. 10.10.3.f. Standards of special exception approval. If an applicant requires a special exception, it must comply with the provisions of section “11.2.8 Burden of Proof” as well as the following: 10.10.3.f.i. Using technological evidence, demonstrate that the wireless communications facility must go where it is proposed in order to meet the community’s need for wireless communication services not presently being met by any wireless communications provider. 10.10.3.f.ii. Demonstrate that a good faith effort was made to mount antenna array on an existing structure. The applicant shall submit proof that it contacted the owners of tall structures within a one-fourth-mile radius of the site proposed, asked for permission to install the facility on those structures, offered market compensation to such owners and was denied. This would include smokestacks, water towers, tall buildings, support structures of other cellular communications companies, other communications towers (fire, police, etc.), and other tall, feasible and structurally sound structures. 10.10.3.f.iii. Provide evidence satisfactory to the Zoning Hearing Board that the stealth design of the wireless communication facility effectively minimizes its visual impact and blends with its surroundings.

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10.10.3.f.iv. A plan shall be required for all wireless communication facilities showing the antenna array, support structure, building, fencing, buffering, access and such other information as the Township may require to illustrate the relationship between the proposed facility and adjacent structures and property lines. 10.10.3.f.v. Comply with the general standards of approval for all wireless communication facilities as set forth herein. 10.10.3.f.vi. The owner of any new support structure shall be required to accommodate other users on the support structure, provided that the structure is capable of supporting the additional facilities, the prospective user offers fair market rent and the operation of the additional facilities will not interfere with other communications facilities. 10.10.3.g. Nonconforming wireless communications facilities. Wireless communication facilities in existence on the date of the adoption of this subsection, which do not comply with the requirements of this section, shall be subject to the provision of § 140-10.

155-10.11 VEHICLE LIFT

10.11.1 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: 10.11.1.a. The minimum setback from any street line shall be 100 feet. 10.11.1.b. The minimum setback from any property line abutting a residentially zoned property used for residential purposes shall be 20 feet. 10.11.1.c. A row of trees designed to screen the lift and any supported vehicle shall be installed between the lift and the street. 10.11.1.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. 10.11.1.e. The lift may not be raised to a height in excess of 10 feet above grade. 10.11.1.f. The storage space provided on or under a vehicle lift shall not be counted as a parking space required under this chapter. 10.11.1.g. The area underneath a vehicle lift shall be considered building area for purposes of compliance with building area limitations under this chapter.

155-10.12 NONCONFORMITIES

10.12.1 Statement of intent. It is the intent of this section to provide for the continuance of lawful existing uses, structures, lots, and signs which would be prohibited or restricted under the terms of this Zoning Code, as adopted, to subject such uses, structures, lots and signs to reasonable regulations and restrictions for the protection of the public health, safety and welfare.

10.12.2 Nonconforming uses: Continuance, discontinuance, and changes. 10.12.2.a. Continuance: The lawful use of a building or land existing on the adoption date of this Chapter or any amendment thereto may be continued although such use does not conform to the provisions of this Chapter. 10.12.2.b. Unlawful use. If a lawful nonconforming use of land or of a building ceases for any period of time and if a use is made thereof which is unlawful under the terms and conditions of this Chapter, the prior nonconforming use may not thereafter be continued, and subsequent use of such land or building shall be in conformity with the provisions of this Chapter. 10.12.2.c. Discontinuance. If a nonconforming use of land or of a building ceases or is discontinued for a continuous period of six months or more, subsequent use of such building or land shall be in conformity with the provisions of this Chapter.

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10.12.2.d. Changes 10.12.2.d.i. A nonconforming use of a building or of land may be changed only to a use which is permitted in the zoning district in which the property is located. 10.12.2.d.ii. Once changed to a conforming use, no structure or land shall be permitted to revert to the previous nonconforming condition or use. 10.12.2.e. Restoration of a building occupied by a nonconforming non-residential use. The nonconforming non-residential use in a building which has been damaged or destroyed by purpose, neglect or accidental cause may not be continued or transferred to any reconstructed portion of the building unless such damage or destruction occurred to an extent of not more than 75% of the habitable floor area, and: 10.12.2.e.i. The restored building does not exceed in height, area or volume the building damaged or destroyed; and 10.12.2.e.ii. Reconstruction is commenced within one year from the date the building was damaged or destroyed, unless the Zoning Hearing Board shall authorize as a special exception an extension of this time limit, and reconstruction shall be carried on without interruption. 10.12.2.f. Restoration. The nonconforming residential use in a building which has been damaged or destroyed by accidental cause may be reconstructed to the same footprint and use as existed prior to the accidental incident, subject to the following; 10.12.2.f.i. The reconstructed building does not exceed in height, area or volume the building damaged or destroyed; and 10.12.2.f.ii. Building reconstruction is commenced within one year from the date the building was damaged or destroyed, unless the Zoning Hearing Board shall authorize as a special exception an extension of this time limit, and reconstruction shall be carried on without interruption. 10.12.2.g. Maintenance: Nothing in this section shall prevent the strengthening or restoration to a safe condition of any walls, floor, foundation, or roof of a building occupied by a non-conforming use which building has been declared unsafe by the Township Building Code Official. 10.12.2.h. Extension or expansion. A building occupied by a nonconforming use and the nonconforming use within a building or on a lot as it existed in size and scope on the date it first became non-conforming may be expanded or extended, subject to the following: 10.12.2.h.i. Expansion within a building. A nonconforming use within an existing building may be expanded within the building provided the expansion does not exceed 25% of the building area devoted to the use on the date the use became nonconforming. The term “area devoted to the use” shall include the total floor area within the building devoted to the nonconforming use. This right of expansion shall be applied separately to each building on the lot. 10.12.2.h.ii. Expansion of an existing building. A building occupied by a nonconforming use may be expanded and occupied by that non-conforming use provided the expansion does not exceed 25% of the floor area devoted to the use on the date it first became nonconforming. 10.12.2.h.iii. Expansion to the exterior of a lot. If the exterior of a lot is used for a nonconforming use, the exterior lot area devoted to the nonconforming use may be expanded by no more than 10% of the area devoted to the use on the date it first became nonconforming. 10.12.2.h.iv. Any extension or expansion of a nonconforming use shall conform with the requirements of this chapter.

10.12.3 Dimensionally Nonconforming Buildings or Structures. 10.12.3.a. Buildings or Structures that are nonconforming to the dimensional requirements in this Chapter related to height, yard, setback, buffer, or floor and building area, shall be subject to the following: 10.12.3.a.i. Continuation. An existing dimensionally non-conforming building or structure lawfully constructed on the effective date of this Chapter or any

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amendment thereto by which it became nonconforming, or authorized by a building permit issued prior thereto, may be continued. 10.12.3.a.ii. Restoration. 10.12.3.a.ii.(1). A nonconforming non-residential building or structure which has been damaged or destroyed by purpose, neglect or accidental cause to an extent of not more than 75% of the floor area may be restored, provided that reconstruction shall be commenced within one year from the date the building or structure was damaged or destroyed, unless the Zoning Hearing Board shall authorize as a special exception an extension of this time limit, and reconstruction shall be carried on without interruption. Otherwise it may not be restored. 10.12.3.a.ii.(2). A nonconforming residential building, accessory building or accessory structure which has been damaged or destroyed by accidental cause may be reconstructed to the same footprint as existed prior to the accidental incident provided the building does not exceed in height, area or volume the building damaged or destroyed. Building reconstruction must be commenced within one year from the date the building was damaged or destroyed, unless the Zoning Hearing Board shall authorize as a special exception an extension of this time limit, and reconstruction shall be carried on without interruption. 10.12.3.a.iii. Extension or expansion. A building that is nonconforming to the setback requirements in this Chapter may be expanded or extended horizontally subject to the following limitations: 10.12.3.a.iii.(1). The extension shall maintain any nonconforming setback and shall not extend closer to the street line or property line than the existing nonconforming building. 10.12.3.a.iii.(2). The maximum height of any single story extension in the required setback shall not exceed 16 feet above ground level unless the extension is a minimum of 10 feet from the property line. 10.12.3.a.iii.(3). If the extension is a minimum 10 feet from the property line, a second story shall be permitted to a maximum Build- ing Height of 30 feet. 10.12.3.a.iii.(4). Any extension or expansion shall conform with the requirements of Article 3: General to Districts, Article 4: District Specific Standards, Article 7: Conservation and Preservation Overlays, Article 8: Parking Standards, and Article 9: Signs. 10.12.3.a.iii.(5). The maximum length of the extension in the required setback shall be 20 feet. 10.12.3.a.iii.(6). The maximum floor area of the extension permitted in a required setback is 400 square feet per floor. 10.12.3.a.iii.(7). No portion of the extension may project into any other required setback.

10.12.4 Lots nonconforming as to area and width regulations 10.12.4.a. No structure may be erected on any dimensionally nonconforming lot unless it was held on the date it became nonconforming in single and separate ownership and provided that all other requirements of the district in which the lot is situated are complied with. 10.12.4.b. Where structures having less than the required front yard exist on a majority of nonconforming lots of record that share common side property lines, the required front yard on

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each nonconforming lot, whether or not improved, shall be reduced to the average front yard of all such structures in the same block and on the same side of the street.

10.12.5 Identification and registration of nonconforming uses and nonconforming buildings or structures. The Zoning Officer shall, upon request, identify and register nonconforming uses and nonconforming buildings or structures.

10.12.6 Nonconforming site improvements 10.12.6.a. Where nonconforming site improvements not including buildings exist, such as walls, off-street parking, or similar site improvements, such nonconformities may continue and the nonconforming site condition may be altered only as provided below. 10.12.6.a.i. No change shall be made in any nonconforming site improvement which increases the nonconformity. 10.12.6.a.ii. Where existing Off-street Parking facilities are nonconforming to the requirements of this Code or any other Township standards, the restoration or rehabilitation of an existing Building is permitted but shall not increase the degree of the existing parking nonconformity. 10.12.6.b. Nonconforming impervious coverage. A lot or lots nonconforming to the impervious coverage provisions in this Chapter shall be subject to the following: 10.12.6.b.i. Nonconforming impervious coverage levels may not be increased, unless otherwise permitted by the Zoning Code. 10.12.6.b.ii. When more than 75% of the impervious coverage is removed the lot or lots shall conform to the underlying impervious coverage provisions This requirement does not apply to existing parking lots that are only being restriped or resurfaced. 10.12.6.b.iii. When a lot or lots are being developed and 75% or less of the impervious surface is removed, the lot or lots shall be subject to a building coverage limit that is no greater than 80% of the maximum impervious coverage permitted in the underlying zoning district. 10.12.6.c. Nonconforming fences. A fence nonconforming to the fence provisions in this Chapter shall be subject to the following: 10.12.6.c.i. Nonconforming fences may only be replaced with conforming fences. 10.12.6.c.ii. When more than 25% of a nonconforming fence is damaged, destroyed, or removed for any reason, the replacement fence must conform to the current fence regulations.

10.12.7 Nonconforming Signs and Signs on Nonconforming Use Premises. Refer to “Section 9.7 Nonconforming Signs and Signs on Nonconforming Use Premises”.

10.12.8 Nonconforming wireless telecommunications – Refer to “Chapter 140-12 Nonconforming wireless telecommunications”.

155-10.13 MODERATE INCOME HOUSING

10.13.1 The total number of residential units and/or the amount of commercial space may be increased when an application provides on-site housing opportunities for a mix of household incomes, including both market-rate housing and housing that is affordable to moderate-income households, and provided that such units shall be so maintained by a covenant running with the land. Price and income guidelines for moderate-income households shall be as defined by the Pennsylvania Housing Finance Agency (PHFA) Keystone Home Loan Program income guidelines in effect at time of application. Developers and subsequent transferees of moderate-income units shall provide documentation showing compliance with these family incomes and rental/purchase price limits. The amount of the density increase shall be noted on the plan and recorded in the deed.

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DRAFT 5.0 DECEMBER 19, 3052019 ARTICLE 11: PROCESS & PROCEDURES

306 292 ARTICLE 155-11: PROCESS & PROCEDURES

155-11.1 ZONING ADMINISTRATION

11.1.1 Hereafter, no land shall be used or occupied, and no building or structure shall be erected, altered, used, or occupied, except in conformity with the regulations established in this Chapter.

11.1.2 Administrative processes and procedures for determining compliance with the provisions of this Chapter are established in this Article.

11.1.3 Advertising requirements for zoning text or map amendments, adoption of comprehensive plans or official maps, notice of conditional use and other public hearings, and all other matters regulated by PA Act 247, “The Municipalities Planning Code”, shall be undertaken in conformance with said Act.

11.1.4 Staff Administration 11.1.4.a. The provisions of this Chapter shall be administered and enforced by the Zoning Officer, together with the aid of designated Code Enforcement Officials,the Director of Building and Planning, the Board of Commissioners, and other municipal agencies, as may be appropriate. It shall be the duty of the local Zoning Officer and he/she shall have the power to: 11.1.4.a.i. Receive and examine all permit applications for the Township. 11.1.4.a.ii. Review applications for permits involving the erection or alteration of buildings or structures or changes of use in order to determine whether such construction or use is in accordance with the general requirements of this Chapter; all other applicable chapters; and the laws and regulations of the Commonwealth. Permits for construction of uses requiring a special exception or variance or appeals from the determination of the Zoning Of- ficer shall be issued only upon order of the Zoning Hearing Board. Permits requiring conditional use approval by the governing body shall be issued only after receipt of approval from the Board of Commissioners. 11.1.4.a.iii. Conduct inspections and surveys of uses, structures, lots, and signs, to determine compliance or non-compliance with the terms of this Chapter. In carrying out such surveys, the Zoning Officer or his representative may enter upon any land, but shall in all cases notify the property owner or other party in possession in advance of his intention to enter any dwelling house, unless he/she shall first have secured a search warrant. 11.1.4.a.iv. Issue stop, cease, and desist orders, and identify in writing conditions found to be in violation of the provisions of this Chapter. Such written orders shall be served personally or by certified mail upon persons, firms, or corporations deemed by the Zoning Officer to be violating the terms of this Chapter. It shall be unlawful for any person to violate any such order issued lawfully by the Zoning Officer, and any person violating any such order shall be in violation of this Chapter. 11.1.4.a.v. May revoke any order or zoning permit issued under a mistake of fact or contrary to the law of the provisions of this Chapter. 11.1.4.a.vi. Record and file in the municipal building all applications for zoning permits with accompanying plans and documents. All applications, plans, and documents shall be a public record. 11.1.4.a.vii. Maintain a map showing the current zoning classification of all land; which shall be posted at the Township Administration building. 11.1.4.a.viii. Be available to testify before the Zoning Hearing Board if called to testify by any party or if presenting evidence on behalf of the Township in an appeal from an enforcement notice. 11.1.4.a.ix. Keep a record of all plans and applications for permits and all permits issued, with notations as to special conditions attached thereto. All such documents shall be a public record.

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11.1.5 Zoning permits and preliminary opinions 11.1.5.a. A zoning permit shall be required as designated below. If any of the improvements listed below are located in the Floodplain District, they are also subject to compliance with the provisions of “Section 155-7.3, Floodplain Overlay District”. 11.1.5.b. No land use may be established or changed and no building or structure may be used or occupied or the use classification changed until a zoning permit has been obtained. (See “Table 5.1 Uses” for a list of use classifications.) 11.1.5.c. No zoning permit shall be required for municipal or municipal authority offices. 11.1.5.d. A zoning permit shall also be required prior to performing any of the following improvements: 11.1.5.d.i. Temporary uses of land or structures. 11.1.5.d.ii. Grading within the floodplain. 11.1.5.d.iii. Any fence or wall within the floodplain. 11.1.5.d.iv. The storage of any materials within the floodplain. 11.1.5.d.v. Play structures or other recreational equipment located within the floodplain. 11.1.5.d.vi. Any change or increase in impervious surface on a lot. 11.1.5.d.vii. The installation of a shed or other accessory structures less than 200 square feet. 11.1.5.d.viii. A retaining wall not within the floodplain exceeding four feet above grade. 11.1.5.d.ix. A fence not within the floodplain exceeding four feet and located in the required front yard setback. 11.1.5.e. In the case of a conditional use or use by special exception, the Zoning Officer shall refer the application to the Planning Commission and Board of Commissioners or to the Zoning Hearing Board, whichever is applicable, prior to issuing a zoning permit. Whenever the approval of a conditional use or use by special exception includes conditions attached to the approval, said conditions shall be incorporated into the zoning permit. 11.1.5.f. In the case of a permitted use, the Zoning Officer shall not issue the zoning permit unless and until all applicable regulations of this chapter have been met and, in the case of a use for which land development approval is required by the Lower Merion Township Subdivision and Land Development Code [Chapter135], unless and until final approval of the land development has been granted. Whenever final approval of a land development is subject to conditions, those conditions shall be incorporated into the zoning permit. 11.1.5.g. Application for zoning permit 11.1.5.g.i. Application for a zoning permit shall be made in writing to the Zoning Officer on forms furnished by the Township together with the payment of a fee. The Zoning Officershall require that the application for a zoning permit and the accompanying plot plan, prepared by a registered engineer or land surveyor, shall contain all information necessary to enable him/her to ascertain whether the proposed building complies with the provisions of this chapter, any information required by conditions on land development approval , and conditions attached to any conditional use or Zoning Hearing Board approval. 11.1.5.h. Application for preliminary opinion 11.1.5.h.i. A landowner may submit plans and other materials describing a proposed use or development to the Zoning Officer for a preliminary opinion as to their compliance with the provisions of this chapter. Such plans and other materials shall not be required to meet the standards prescribed for tentative, preliminary or final plan approval or for the issuance of a building permit, so long as they provide reasonable notice of the proposed use or development and a sufficient basis for a preliminary opinion as to its compliance. 11.1.5.h.ii. If the Zoning Officer’s preliminary opinion is that the use or development complies with the provisions of this chapter, notice thereof shall be published each week for two successive weeks in a newspaper of general circulation in the Township. Such notice shall include a general description

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of the proposed use or development and its location, by some readily identifiable directive, and the place and times where the plans and other materials may be examined by the public. Appeal from a favorable preliminary approval shall be to the Zoning Hearing Board, the time therefor to run from the date when the second notice thereof has been published. 11.1.5.h.iii. The application for preliminary opinion shall be accompanied by such documentation as the Zoning Officer shall prescribe and by payment of an application fee. 11.1.5.i. Permits issued in error 11.1.5.i.i. Permits issued in error shall convey no rights to any party. Permits issued in error shall not confer any rights to construction or occupancy, and upon a finding that a permit has been so issued, it shall be revoked. 11.1.5.i.ii. No approval shall be construed to authorize violation of any provisions of this Code, and such approval shall be valid only to the extent that the work authorized is lawful. 11.1.5.i.iii. Issuance of a building permit based upon a site plan shall not prevent the Zoning Officer from thereafter requiring correction of errors in the plan. 11.1.5.j. No Approval Available if Code Enforcement Violations. 11.1.5.j.i. No permit approval may be issued if the business, enterprise, occupation, trade, profession, property or activity is the subject of an ongoing Town- ship enforcement procedure, or is the subject of a notice of violation of a state law or county ordinance where the business enterprise is located or is to be located, unless the subject of the application would cure the outstanding violation. 11.1.5.k. Expiration of Zoning Permits 11.1.5.k.i. A zoning permit shall expire if the use authorized by the permit has not commenced within 90 days of issuance. Commencement of the 90 day deadline shall be automatically extended if the application requires land development approval and/or work pursuant to a construction or runoff & erosion control permit until completion thereof, provided the work has been continuously pursued. Notice of the permit expiration shall be given by the Zoning Officer.

11.1.6 Conditional uses 11.1.6.a. The Board of Commissioners shall have the power to approve or disapprove conditional uses when this Chapter specifically requires the obtaining of such approval. 11.1.6.b. In granting a conditional use, the Board of Commissioners shall make findings of fact consistent with the provisions of this Chapter. The Board shall not approve a conditional use except in conformance with the conditions and standards outlined in this Chapter. 11.1.6.c. Subject to 11.1.6.d below, the applicant shall have the initial burden of persuasion that the application complies with the specific requirements for the proposed use set forth in “Article 5 Uses”. 11.1.6.d. Opponents shall have the initial duty of presenting substantial evidence that the application does not comply with the general criteria of this Chapter, but the applicant shall retain the ultimate burden of persuasion concerning those criteria. 11.1.6.e. Where an applicant requires subdivision or land development approval in addition to conditional use approval, the applicant has the option to file those applications simultaneously, or to file the application for conditional use first, and file more complete land development plans later. Should the applicant file the applications simultaneously, and request simultaneous review, the applicant assumes the risk of cost of preparation of plans for both applications, and the cost of any modifications the Township may require in the review process. Approval of both conditional use and subdivision and land development shall be required before the issuance of any zoning permit. 11.1.6.f. Application Requirements: Conditional use applications shall be governed by the following:

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11.1.6.f.i. The landowner shall make a written request to the Board of Commissioners. The request shall contain a statement reasonably informing the Township of the nature and conditions of the proposed use. 11.1.6.f.ii. Applications for conditional use approval shall contain all data, information, and reports necessary for the Board of Commissioners to evaluate the proposal. The application shall be accompanied by site plans, building plans, impact statements, and other materials describing the use or development proposed. All information required by this Chapter shall accompany the application. 11.1.6.g. For conditional uses concerning existing buildings, a site plan shall be submitted that includes the following: 11.1.6.g.i. Name and address of establishment; 11.1.6.g.ii. Name and address of owner; 11.1.6.g.iii. North arrow; 11.1.6.g.iv. Date of plan; 11.1.6.g.v. Roads and streets adjacent to property; 11.1.6.g.vi. Location of all structures on the property (existing and proposed); 11.1.6.g.vii. Zoning classification of the property; 11.1.6.g.viii. Proposed hours of operation; 11.1.6.g.ix. Number of visitors; 11.1.6.g.x. Existing and proposed parking; 11.1.6.g.xi. Existing and proposed trash receptacles and shielding devices; 11.1.6.g.xii. Existing and proposed lighting, including proposed transformer and generators; 11.1.6.g.xiii. Existing and proposed methods of ingress and egress; and 11.1.6.g.xiv. Existing and proposed fencing, walls, retaining walls, buffering and landscaping. 11.1.6.h. Fees. 11.1.6.h.i. The applicant for any hearing on a conditional use request before the Board of Commissioners shall at the time of making application pay to the Town- ship a fee, in accordance with a fee schedule adopted by the Township. 11.1.6.i. Review Procedures: 11.1.6.i.i. The Board of Commissioners may attach such reasonable conditions and safeguards, other than those related to off-site transportation and road improvements, in addition to those expressed in the ordinance, as it may deem necessary to implement the purposes of the Pennsylvania Munici- palities Planning Code and the zoning ordinance. 11.1.6.i.ii. The Board of Commissioners shall request an advisory opinion from the Township Planning Commission on any application for a conditional use; the Planning Commission is to submit a report of such advisory opinion prior to the close of the public hearing held by the Board of Commissioners on the application. 11.1.6.i.iii. The Board of Commissioners may appoint one of its members or an independent attorney to be a hearing officer to conduct the public hearing and to recommend findings of fact and a decision to the Building and Planning Committee. If the parties and the Board of Commissioners agree prior to the presentation of any testimony, the decision of the hearing officer shall be final. Otherwise, the Building and Planning Committee, after consideration of the Planning Commission’s recommendation, shall promptly recommend a final decision to the Board of Commissioners. 11.1.6.i.iv. The Board of Commissioners shall hold a hearing upon the request, com- mencing not later than 60 days after the request is filed, unless the applicant requests or consents in writing to an extension of time. 11.1.6.i.v. Hearing: The Board of Commissioners shall conduct hearings pursuant to public notice and shall send notice of the proposed conditional use hearing to contiguous property owners, and make decisions in accordance

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with the following: 11.1.6.i.v.(1). The parties to the hearing shall be the Township, any person affected by the application who has made timely appearance of record, and any other person; including civic or community organizations permitted to appear by the Board of Commissioners. The Board may require that all persons who wish to be considered parties enter appearances in writing on forms provided for that purpose. 11.1.6.i.v.(2). The chairman, acting chairman, or designee shall have the power to administer oaths of witnesses. 11.1.6.i.v.(3). The parties shall have the right to be represented by counsel and shall be afforded the opportunity to respond and present evidence and argument, and cross-examine witnesses on all relevant issues. 11.1.6.i.v.(4). 11.1.6.i.v.(5). Formal rules of evidence shall not apply, but irrelevant, im- material, or unduly repetitious evidence may be excluded. 11.1.6.i.v.(6). The Township, at its discretion, may require a stenographic record of the proceedings, and such transcript of the proceedings and copies of graphic or written material received in evidence shall be made available to any party at cost. 11.1.6.i.v.(7). The Board of Commissioners shall render a written decision on the application, and communicate it to the applicant in accordance with the Pennsylvania Municipalities Planning Code. 11.1.6.i.vi. Criteria for Conditional Use Approval. The Board of Commissioners shall grant a conditional use only if it finds substantial evidence that any proposed development plan submitted comply with all of the following: 11.1.6.i.vi.(1). Meets all conditions of uses expressed in the use classification section of this Chapter. 11.1.6.i.vi.(2). Does not conflict with the Township and County Compre- hensive Plans and other plans adopted by the Township. 11.1.6.i.vi.(3). Is consistent with the spirit, purposes, and intent of the applicable zoning district. 11.1.6.i.vi.(4). Is in conformance with all applicable requirements of this Chapter and all municipal, state and federal codes applicable to the use or process in question. 11.1.6.i.vi.(5). Is suitable for the property in question. This criterion shall consider issues such as traffic, vehicular and pedestrian circulation, location and design of parking areas, adjacent land use(s), and other impacts on the surrounding area. If the proposal is adjacent to a residential district, the scale of the use shall relate to and complement the surrounding area. 11.1.6.i.vi.(6). Public Utilities. All uses shall be capable of being served by public sewer. A use may be permitted to be served by an on-lot sanitary system, only if deemed acceptable by the Board of Commissioners and the adopted 537 Plan of the Township, upon recommendation of the Township Engineer. Sufficient water supply must be available to accommodate all the needs of the proposed use. 11.1.6.i.vii. Conditions. The Board of Commissioners may require adjustments to the proposal as a condition of approval.

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11.1.7 Additional Requirements for Conditional Uses 11.1.7.a. This section shall not apply to the following uses: 11.1.7.a.i. Uses regulated by Article 7.1; Historic Resources Overlay District; and 11.1.7.a.ii. Uses involving fewer than 24 residents/participants per day. 11.1.7.b. General information. Applicants shall submit with their application data. 11.1.7.b.i. Total number of participants, quantified by type (including but not limited to users/members, teachers, staff, volunteers, residents, students) and by their method and time of arrival and departure from the site. 11.1.7.b.ii. Age distribution of participants. 11.1.7.b.iii. Days and hours of operation, including normal periods of concentrated ingress and egress. 11.1.7.b.iv. Description and expected attendance at regularly scheduled events, including third-party and other uses of the property beyond those commonly associated with like uses of similar properties. 11.1.7.c. Separation Requirements. Separation requirements shall apply to the following residential uses; Alternative housing options for the elderly: Convent, monastery or similar Institu- tional Residential facility; Student Home. No more than one such use shall be permitted: 11.1.7.c.i. Within 500 feet of another use regulated by this subsection and/or a nonconforming use, 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. 11.1.7.d. Traffic impact study (TIS). The Director of Building and Planning shall require a traffic impact study if needed to assure compliance with the following requirements. If required, the Township Engineer shall determine the scope of the study and the assumptions utilized. 11.1.7.d.i. The traffic generated by the proposed use, when combined with the current use, shall not result in a level of service lower than C, or, if the level of service is already C or below, shall not alter such level of service for adjacent streets and/or the nearest intersections thereof. 11.1.7.d.ii. The proposed use shall demonstrate that it does not create an unsafe traffic condition due to site obstructions at the points of ingress and egress. 11.1.7.d.iii. The Board of Commissioners may impose additional conditions to mitigate the adverse impact of traffic generated by the proposed use, such as requiring staggered starting and ending times, site circulation or enrollment/ public access limits. 11.1.7.e. Loading/queuing requirements. Loading/queuing requirements shall be provided on site in compliance with the following standards, unless otherwise provided for with reference to specific uses: 11.1.7.e.i. One loading/queuing space per 10 participants to be dropped off/picked up by automobile per hour at the maximum anticipated level of such activity. 11.1.7.e.ii. One oversized loading/queuing space per bus loading or discharging at the site at any one time. 11.1.7.e.iii. Only a new use or that portion of the property proposed for an expanded use shall be required to meet these loading/queuing standards. 11.1.7.f. Lighting. Lighting shall be provided in compliance with Chapter 105: Noise and Exterior Lighting and with section “155-3.11 Ambience Standards”: 11.1.7.f.i. Lighting shall be provided along all interior walkways and parking areas to be used after dusk. 11.1.7.f.ii. Lighting for interior walkways shall be a maximum of 12 feet above finished grade. 11.1.7.f.iii. Lighting for parking areas shall be a maximum of 12 feet above finished grade unless the applicant can demonstrate that taller lights will not increase light spillage or glare on adjacent properties. 11.1.7.f.iv. The source of illumination for all light fixtures on the exterior of the building shall be screened from off-site view.

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11.1.7.g. Buffering. Landscaped buffer areas (including a wall, fence, suitable planting or combination if approved by the Township), incorporating a variety of deciduous and evergreen trees and shrubs shall be provided along all property lines in compliance with the following: 11.1.7.g.i. Buffer areas and the following shall be in compliance with section “155- 3.10 Landscape Standards”. 11.1.7.g.i.(1). A minimum of 20 feet in width along the side or rear property lines, but in no case, shall be less than the required setback. 11.1.7.g.i.(2). Any existing improvements that project into the required buffer area may remain, provided that they were lawful when built. 11.1.7.g.ii. Buffer area plantings shall comply with Natural Features Code Section 101-9B through F, which may include existing, healthy trees and shrubs. 11.1.7.g.iii. The Board of Commissioners may modify the buffer requirements if the adjacent property is a nonresidential use.

11.1.8 Additional Requirements for Conditional Use Approval For Historic Resources Regulated by Section 7.1 Historic Resource Overlay District 11.1.8.a. Where the historic resource is located in a local historic district, the work of the Histor- ical Commission under this subsection shall be performed by the Board of Historical Architectural Review. 11.1.8.b. An applicant seeking conditional use approval under the provisions of Section 11.1.8 shall submit the appropriate application to the Director of Building and Planning in accordance with the provisions of “Section 11.1.6 Conditional Uses“. The information to be provided shall include the following: 11.1.8.b.i. Name and address of the record owner and applicant (if different). 11.1.8.b.ii. Site plan showing all buildings and structures on the property. 11.1.8.b.iii. Recent photographs of the historic resource. 11.1.8.b.iv. A detailed narrative description of the proposed use(s). 11.1.8.b.v. Any physical changes proposed for the affected historic resource(s) and their surrounding landscape. 11.1.8.b.vi. Any proposed modifications to otherwise applicable form and parking regulations. 11.1.8.c. The application shall be accompanied by an historic resource impact study,in accordance with Section 7.1.10 Historic Resource Impact Study, where any land development or subdivision is proposed on: 11.1.8.c.i. Any property that contains a Class I or Class II Historic Resource(s). 11.1.8.c.ii. Any contributing property within the boundaries of any National Register historic district, any local historic district or any historic neighborhood. 11.1.8.d. The Director of Building and Planning shall forward the complete application to either the Board of Historical Architectural Review or the Historical Commission and the Plan- ning Commission in accordance with Section 11.1.6. The Historical Commission (or the Board of Historical Architectural Review), at a regular or special meeting, shall review the application for conditional use and shall promptly forward its recommendations to the Director of Building and Planning for distribution to the Building and Planning Commit- tee of the Board of Commissioners. In formulating its recommendations, the Historical Commission (or the Board of Historical Architectural Review) shall consider each of the criteria imposed by this section for the grant of conditional use approval. 11.1.8.e. The Building and Planning Committee and the Board of Commissioners shall act upon the application in accordance with the provisions of Section 11.1.6. The Building and Planning Committee may refer the application to a hearing officer to conduct any hearings and make recommendations to the Committee. 11.1.8.f. Any conditional use permit granted under this subsection shall expire within one year, unless one of the following conditions is met: 11.1.8.f.i. A building permit to perform the work has been issued. 11.1.8.f.ii. An occupancy permit to allow such use has been issued.

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11.1.8.g. Criteria for the grant of conditional use approval. Where a use is permitted in an Historic Resource Overlay District by conditional use, that use shall not be granted unless the following requirements have been satisfied in addition to those set forth in Section 11.1.6. 11.1.8.g.i. The applicant shall have the burden of demonstrating that approval of the application will not jeopardize the preservation of the Historic Resource(s) contained on the property subject to application. To sustain this burden the applicant shall present evidence demonstrating the following: 11.1.8.g.i.(1). The exact location of the area in which the work is to be done. 11.1.8.g.i.(2). The exterior changes to be made or the exterior character of the structure to be erected. 11.1.8.g.i.(3). A list of the surrounding structures with their general exterior characteristics. 11.1.8.g.i.(4). The effect of the proposed change upon the general historic and architectural nature of the property. 11.1.8.g.i.(5). The appropriateness of exterior architectural features of structures involved with the proposed work. 11.1.8.g.i.(6). The general design, arrangement, texture, material, scale, mass and color of any affected building, structure or site and the relation of such factors to similar features of other structures on the property. 11.1.8.g.i.(7). That rehabilitation work will not destroy the distinguishing qualities or character of the historic resource and its environment. 11.1.8.g.i.(8). In the event that replacement of contributing architectural features is necessary, the new material should, as closely as possible, match the material being replaced in kind. At a minimum, the composition, design, color, texture and other aesthetic qualities shall be sympathetic to and in character with the historic resource. In instances where original materials are either unavailable or their use economically infeasible, the Board may approve the use of materials which are aesthetically consistent with, even if not completely du- plicative of, the character of the historic resource. 11.1.8.g.i.(9). Distinctive stylistic features or examples of skilled craftsman- ship shall be preserved. 11.1.8.g.i.(10). Changes which may have taken place in the course of time are evidence of the history and development of the building, structure or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected. 11.1.8.g.i.(11). A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 11.1.8.h. The most current version of the Secretary of the Interior’s Standards for Rehabilitation of Historic Structures, as amended, shall be used as a guideline in carrying out any plans involving the rehabilitation, alteration or enlargement of historic resource(s). 11.1.8.i. Where plans involving the rehabilitation, alteration or enlargement of historic resource(s) will result in all or portions of any such resource(s) remaining unoccupied, such unoccupied resources shall be securely sealed and barred off and the utilities turned off for safety, in a manner not jeopardizing historical integrity, as per the most current construction techniques for historic structures. 11.1.8.j. A means to guarantee the permanent protection of the historical integrity of the subject resource(s), such as the establishment of conservation easement(s) or appropriate covenants in a form acceptable to the Township Solicitor, shall be provided.

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11.1.8.k. The applicant shall have the burden of proving that the historical integrity of the resource has been provided for through the design of the building improvements as well as through implementation of buffering, landscaping, lighting, storage, access and traffic management, interior circulation, loading, parking, fencing, signage and all other land development features. 11.1.8.l. The applicant shall have the burden of proving that the grant of the application will not be destructive of the integrity of the historic resource or detrimentally affect the value of surrounding properties. 11.1.8.m. The applicant must comply with the parking requirements for the proposed use as set forth in “Article 8: Parking Standards”. The Board of Commissioners may prohibit any additional parking between the right-of-way and the facade of the building if the Board finds such parking would negatively impact the historical integrity of the resource. Special accessory events which may generate an unusual volume of traffic beyond that normally generated by a permitted use on a daily basis, such as fund-raising events, recitals, stage performances, lectures and exhibitions, etc. 11.1.8.n. The applicant must comply with the requirements of this chapter with respect to signage. The Board of Commissioners may approve on reduction in the size of the signage if it finds that the permitted signage will obstruct views required to assure the safety of the public or to retain the historic nature of the property. 11.1.8.o. The Board of Commissioners may attach conditions to achieve the objectives set forth in this section and to promote the public health, safety and welfare, which conditions may relate to any aspect of the proposed use of the property, including but not limited to buffering, parking, signage, traffic volume and flow, hours of operation, noise and odor emission. 11.1.8.p. Where the Board of Commissioners waives any requirement which thereby increases the rate or volume of stormwater generated on the property, the additional rate and/or volume of runoff caused by such waiver shall be controlled for the one-hundred-year storm.

11.1.9 Fees. The Board of Commissioners shall establish and revise, from time to time, by resolution or ordinance, a schedule of fees, as well as a collection procedure, for all applications submitted under the provisions of this chapter. The schedule of fees shall be available to the public from the Zoning Officer or Township Secretary.

11.1.10 Landowner Curative Amendments. 11.1.10.a. A curative amendment may be filed by a landowner who desires to challenge, on substantive grounds, the validity of this chapter or the Zoning District Map or any provision thereof, which prohibits or restricts the use or development of land in which he/she has an interest. 11.1.10.b. Procedure. The landowner may submit a curative amendment to the Board of Commis- sioners with a written request that his challenge and proposed amendment be heard and decided as provided in the Pennsylvania Municipalities Planning Code, Act 247, as amended. As with other proposed amendments, the curative amendment shall be referred to the Township Planning Commission and the Montgomery County Planning Commission at least 30 days before the hearing is conducted by the Board of Commis- sioners, pursuant to Pennsylvania Municipalities Planning Code, Section 908. Public notice shall be given in accordance with the applicable provisions of the Pennsylvania Municipalities Planning Code. 11.1.10.c. Evaluation of Merits of Curative Amendment. If the Board of Commissioners determines that a validity challenge has merit, the Board of Commissioners may accept a landowner’s curative amendment, with or without revision, or may adopt an alternative amendment which will cure the alleged defects. The Board of Commissioners shall consider the curative amendments, plans and explanatory material submitted by the landowner and shall also consider: 11.1.10.c.i. The impact of the proposal upon roads, sewer facilities, water supplies, public schools and other public service facilities;

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11.1.10.c.ii. If the proposal is for a residential use, the impact of the proposal upon regional housing needs and the effectiveness of the proposal in providing housing units of a type actually available to and affordable by classes of protected persons otherwise unlawfully excluded by the challenged provisions of this chapter or Zoning District Map; 11.1.10.c.iii. The suitability of the site for the intensity of the use proposed by the site’s soils, slopes, woodlands, wetlands, floodplains, aquifers, natural resources and other natural features; 11.1.10.c.iv. The impact of the proposed use on the site’s soils, slopes, woodlands, wetlands, floodplains, natural resources and natural features, the degree to which these are protected or destroyed, the tolerance of the resources to development and any adverse environmental impacts; and 11.1.10.c.v. The impact of the proposal on the preservation of open space and other land uses which are essential to public health and welfare. 11.1.10.d. Declaration of Invalidity by Court. If the Township does not accept a landowner’s curative amendment brought in accordance with this section and a court subsequently rules the challenge has merit, the court’s decision shall not result in a declaration of invalidity for this entire chapter but only for those provisions which specifically relate to the landowner’s curative amendment challenge.

11.1.11 Municipal Curative Amendments. 11.1.11.a. If the Township determines that this chapter or any portion thereof is substantially invalid, it shall take the following actions: 11.1.11.b. The Township shall declare, by formal action, its Zoning Code or portions thereof substantively invalid and propose to prepare a curative amendment to overcome such invalidity. Within 30 days following such declaration and proposal, the Board of Com- missioners shall: 11.1.11.b.i. By resolution, make specific findings setting forth the declared invalidity of the applicable sections of the Zoning Code, which may include: 11.1.11.b.i.(1). References to specific uses which are either not permitted or not permitted in sufficient quantity; 11.1.11.b.i.(2). Reference to a class of use or uses which require revision; or 11.1.11.b.i.(3). Reference to the entire Chapter which requires revision. 11.1.11.b.ii. Begin to prepare and consider a curative amendment to the Zoning Code to correct the declared invalidity. 11.1.11.c. Within 180 days from the date of the declaration and proposal, the Township shall enact a curative amendment to validate, or reaffirm the validity of, its Zoning Code pursuant to the provisions required by Section 609 of the MPC in order to cure the declared invalidity of the Zoning Code. 11.1.11.d. Upon the initiation of the procedures, as set forth in Subsection 11.1.10(b), the Board of Commissioners shall not be required to entertain or consider any landowner’s curative amendment filed under Section 609.1 of the MPC, nor shall the Zoning Hearing Board be required to give a report requested under Section 909.1 or 916.1 of the MPC. Upon completion of the procedures as set forth in Subsections 11.1.10(b) and 11.1.10(c), no rights to a cure pursuant to the provisions of Sections 609.1 and 916.1 of the MPC shall, from the date of the declaration and proposal, accrue to any landowner on the basis of the substantive invalidity of the unamended Zoning Code for which there has been a curative amendment pursuant to this section.

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155-11.2 ZONING HEARING BOARD

11.2.1 For rules and regulations of the Zoning Hearing Board, unless stated otherwise, the requirements of the PA Act 247: Municipalities Planning Code, “Article IX: Zoning Hearing Board” shall apply.

11.2.2 Jurisdiction 11.2.2.a. The Zoning Hearing Board shall have exclusive jurisdiction to hear and render final ad- judications in the following matters: 11.2.2.a.i. Appeals: to hear and decide appeals where it is alleged there is error in any order, requirement, decision or determination made by the Zoning Officer in the enforcement of this chapter, including: 11.2.2.a.i.(1). Challenges to the validity of a land use code raising procedural questions or alleged defects in the process of enactment or adoption, which challenges shall be raised by an appeal taken within 30 days after the effective date of the ordinance. 11.2.2.a.i.(2). Appeals from the determination of the Zoning Officer, including, but not limited to, the granting or denial of any permit, or failure to act on the application therefor, the issuance of any cease-and-desist order or the registration or refusal to register any nonconforming use, structure or lot. 11.2.2.a.i.(3). Appeals from a determination by the Township Engineer or the Zoning Officer with reference to the administration of any floodplain or flood hazard regulation or such provisions within a land use code. 11.2.2.a.i.(4). Appeals from the Zoning Officer’s determination under Section 916.2 of the Pennsylvania Municipalities Planning Code (Act 247, as amended) 11.2.2.a.ii. Special exceptions: to hear and decide special exceptions to the terms of this chapter in such cases as are herein expressly provided for. 11.2.2.a.iii. Variances: to authorize upon appeal in accordance with the law, in specific cases, variances from the terms of this chapter. 11.2.2.a.iv. Rules of procedure: The Board may adopt rules of procedure in accordance with the several provisions of this chapter as to the manner of filing appeals or applications for special exceptions or variances from the terms of this chapter. 11.2.2.b. In exercising the above-mentioned powers, the Board may: 11.2.2.b.i. Reverse or affirm, wholly or in part, or modify the order, requirement, decision or determination appealed from. 11.2.2.b.ii. Make such order, requirement, decision or determination as ought to be made. 11.2.2.b.iii. Impose appropriate conditions and safeguards. 11.2.2.c. Applications, hearings and decisions regarding variances and special exceptions in the Floodplain District shall be governed by the provisions of “Section 155-7.3 Flood Plain Overlay District” of this chapter as well as the provisions of this article. In the event that there is a conflict between the provisions of this article and“Section 155-7.3 Flood Plain Overlay District”, the provisions of “Section 155-7.3 Flood Plain Overlay District” shall take precedence and be controlling over the provisions of this article.

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11.2.3 Membership 11.2.3.a. The Zoning Hearing Board shall consist of three members appointed by the Board of Commissioners as provided by law. The word “Board,” when used in this article, shall mean the Zoning Hearing Board. The Board of Commissioners may also appoint up to two residents of the Township to serve as alternate members of the Board. Regular and alternate members shall each serve a three-year term of office and none shall hold any other elective or appointive office in the Township, nor be a Township employee. 11.2.3.b. The Chairman of the Board may designate alternate members of the Board to replace any absent or disqualified member, and if, by reason of absence or disqualification of a member, a quorum is not reached, the Chairman of the Board shall designate as many alternate members of the Board to sit on the Board as may be needed to reach a quorum. Any alternate member of the Board shall continue to serve on the Board in all proceedings involving the matter or case for which the alternate was initially appointed until the Board has made a final decision on the matter or case. Designation of an alternate pursuant to this section shall be made on a case-by-case basis in rotation according to declining seniority among the alternates. 11.2.3.c. When seated, an alternate shall be entitled to participate in all proceedings and dis- cussions of the Board to the same and full extent as provided by law for regular Board members, including specifically the right to cast a vote as a voting member during the proceedings, and shall have all the powers and duties of a regular Board member. Any alternate may participate in any proceeding or discussion of the Board but shall not be entitled to vote as a regular member of the Board nor be compensated unless designated as a voting alternate member. 11.2.3.d. Removal of members 11.2.3.d.i. Any Zoning Hearing Board member may be removed for malfeasance, mis- feasance or nonfeasance in the office or for other just cause by a majority vote of the Board of Commissioners taken after the member has received 15 days’ advance notice of the intent to take such vote. A hearing may be held in connection with the vote if the member shall request it in writing. 11.2.3.e. Organization of the board 11.2.3.e.i. Officers. The Zoning Hearing Board shall elect from its own membership its officers, who shall serve annual terms as such and may succeed themselves. 11.2.3.e.ii. Quorum. For the conduct of any hearing and the taking of any action, a quorum shall be not less than a majority of all members of the Zoning Hearing Board, except when member(s) of the Zoning Hearing Board are disqualified to act in a particular matter, alternate members shall be appointed to provide a quorum. 11.2.3.e.iii. Hearing Officer. The Zoning Hearing Board may appoint a hearing officer from its own membership to conduct any hearing on its behalf, and the parties may waive further action by the Zoning Hearing Board and accept the findings or decision of the hearing officer as final. 11.2.3.e.iv. Procedures. The Zoning Hearing Board may make, alter and rescind rules and forms for its procedure, consistent with the Code of the Township and laws of the Commonwealth of Pennsylvania. 11.2.3.e.v. Files and Annual Report. The Zoning Hearing Board shall keep full public records of its business and shall submit a report of its activities to the Board of Commissioners once a year.

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11.2.4 Variances 11.2.4.a. The Board, upon application, shall have the power to authorize variances from the requirements of this chapter and to attach such reasonable conditions and safeguards as it may deem necessary to implement the purposes of this chapter. A variance may be granted if all of the following findings are made where relevant in a given case: 11.2.4.a.i. That there are unique physical circumstances or conditions, including ir- regularity, narrowness or shallowness of lot size or shape, or exceptional topographical or other physical conditions peculiar to the particular property, and that the unnecessary hardship is due to such conditions and not the circumstances or conditions generally created by the provisions of this chapter in the neighborhood or district in which the property is located. 11.2.4.a.ii. That, because of such physical circumstances or conditions, there is no possibility that the property can be developed in strict conformity with the provisions of this chapter and that the authorization of a variance is therefore necessary to enable the reasonable use of the property. 11.2.4.a.iii. That such unnecessary hardship has not been created by the appellant. 11.2.4.a.iv. That the variance, if authorized, will represent the minimum variance necessary to afford relief and will represent the least modification possible of the regulation in issue. 11.2.4.a.v. That the variance, if authorized, will not alter the essential character of the neighborhood or district in which the property is located, nor substantially or permanently impair the appropriate use or development of adjacent property, nor be detrimental to the public interest. 11.2.4.b. In determining whether the allowance of a variance is contrary to the public interest, the Board shall consider whether the application, if granted, will: 11.2.4.b.i. Adversely affect the public health, safety and welfare due to changes in traffic conditions drainage, air quality, noise levels, natural features of the land, neighborhood property values and neighborhood aesthetic characteristics. 11.2.4.b.ii. Conflict with the Lower Merion Township Comprehensive Plan. 11.2.4.b.iii. Provide the required parking required under “Article 8: Parking Standards” of this chapter. 11.2.4.b.iv. Adversely affect the logical, efficient and economical extension or provision of public services and facilities such as public water, sewers, refuse collection, police and fire protection and public schools. 11.2.4.b.v. Otherwise adversely affect the public health, safety, or welfare.

11.2.5 Uses by Special Exception 11.2.5.a. The Board shall have the power to hear and decide applications for uses by special exception as authorized by this chapter, in harmony with its general purpose and intent, and in accordance with the standards set forth in Article 5, Uses. The Board shall approve a use by special exception only if it meets all applicable requirements of this chapter. In granting a use by special exception, the Board may attach such reasonable safeguards or conditions, in addition to those expressed in this chapter, as it may deem necessary to properly implement this chapter and protect the public health, safety and welfare. 11.2.5.b. An applicant for a special exception shall have the burden of establishing both: 11.2.5.b.i. That his application falls within the provision of this chapter which accords to the applicant the right to seek a special exception; and 11.2.5.b.ii. That allowance of the special exception will not be contrary to the public interest. 11.2.5.c. In determining whether the allowance of a special exception is contrary to the public interest, the Board shall consider whether the application, if granted, will: 11.2.5.c.i. Adversely affect the public health, safety and welfare due to changes in traffic conditions drainage, air quality, noise levels, natural features of the land, neighborhood property values and neighborhood aesthetic characteristics.

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11.2.5.c.ii. Conflict with the Lower Merion Township Comprehensive Plan. 11.2.5.c.iii. Provide the required parking required under “Article 8: Parking Standards” of this chapter. 11.2.5.c.iv. Adversely affect the logical, efficient and economical extension or provision of public services and facilities such as public water, sewers, refuse collection, police and fire protection and public schools. 11.2.5.c.v. Otherwise adversely affect the public health, safety, or welfare. 11.2.5.d. The use by special exception must meet the performance standards of the zoning district in which the use is permitted if provided in Article 5: Uses. 11.2.5.d.i. When distance separation requirements are established, measurement shall be measured from property line to property line, except if noted otherwise. 11.2.5.e. In addition to any applicable requirements contained in Article 5: Uses, the following additional standards shall be met by any applicant for a special exception in any residential district: 11.2.5.e.i. Applicant shall demonstrate that all of the required parking shall be installed outside of the front yard. In no case shall the front yard be paved for parking or circulation purposes with the exception of one driveway penetrating it to reach a required parking area. Any additional driveway(s) to reach a required parking area shall be permitted only if authorized by the Board as a part of the order granting the special exception. 11.2.5.f. Additional Regulations for All Special Exceptions 11.2.5.f.i. This section shall not apply to the following: Uses involving fewer than 24 residents/participants per day. 11.2.5.f.ii. General information. Applicants shall submit with their application data quantifying the anticipated intensity of the proposed use in terms measuring the amount and frequency of public access. Such data shall include, without limitation, the following: 11.2.5.f.ii.(1). Total number of participants, quantified by type (including but not limited to users/members, teachers, staff, volunteers, residents, students) and by their method and time of arrival and departure from the site. 11.2.5.f.ii.(2). Age distribution of participants. 11.2.5.f.ii.(3). Days and hours of operation, including normal periods of concentrated ingress and egress. 11.2.5.f.ii.(4). Description and expected attendance at regularly scheduled events, including third-party and other uses of the property beyond those commonly associated with like uses of similar properties. 11.2.5.f.iii. Separation Requirements. Separation requirements shall apply to the following residential uses; Alternative housing options for the elderly; Convent, monastery or similar Institutional Residential facility; Student Home, and Shared Residences for the Elderly or Disabled. No more than one such use shall be permitted: 11.2.5.f.iii.(1). Within 500 feet of another use regulated by this subsection and/or a nonconforming use, 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. 11.2.5.f.iv. Traffic impact study (TIS). The Director of Building and Planning shall require a traffic impact study if needed to assure compliance with the following requirements. If required, the Township Engineer shall determine the scope of the study and the assumptions utilized. 11.2.5.f.iv.(1). The traffic generated by the proposed use, when combined with the current use, shall not result in a level of service lower than C, or, if the level of service is already C or below, shall not alter such level of service for adjacent streets and/or the nearest intersections thereof. DRAFT 5.0 DECEMBER 19, 2019 320 306 ARTICLE 155-11: PROCESS & PROCEDURES

11.2.5.f.iv.(2). The proposed use shall demonstrate that it does not create an unsafe traffic condition due to site obstructions at the points of ingress and egress. 11.2.5.f.iv.(3). The Zoning Hearing Board may impose additional conditions to mitigate the adverse impact of traffic generated by the proposed use, such as requiring staggered starting and ending times, site circulation or enrollment/public access limits. 11.2.5.f.v. Loading/queuing requirements. Loading/queuing requirements shall be provided on site in compliance with the following standards, unless otherwise provided for with reference to specific uses: 11.2.5.f.v.(1). One loading/queuing space per 10 participants to be dropped off/picked up by automobile per hour at the maximum anticipated level of such activity. 11.2.5.f.v.(2). One oversized loading/queuing space per bus loading or discharging at the site at any one time. 11.2.5.f.v.(3). Only a new use or that portion of the property proposed for an expanded use shall be required to meet these loading/ queuing standards. 11.2.5.f.vi. Lighting. Lighting shall be provided in compliance with Chapter 105: Noise and Exterior Lighting and with section “155-3.12 Ambience Standards”: 11.2.5.f.vi.(1). Lighting shall be provided along all interior walkways and parking areas to be used after dusk. 11.2.5.f.vi.(2). Lighting for interior walkways shall be a maximum of 12 feet above finished grade. 11.2.5.f.vi.(3). Lighting for parking areas shall be a maximum of 12 feet above finished grade unless the applicant can demonstrate that taller lights are necessary for safety purposes. 11.2.5.f.vi.(4). The source of illumination for all light fixtures on the exterior of the building shall be screened from off-site view. 11.2.5.f.vii. Buffering. Landscaped buffer areas (including a wall, fence, suitable planting or combination if approved by the Township), incorporating a variety of deciduous and evergreen trees and shrubs shall be provided along all property lines and shall be in compliance with the following: 11.2.5.f.vii.(1). Buffer areas are as follows shall be in compliance with Sec- tion “155-3.11 Landscape Standards”. 11.2.5.f.vii.(1)a. A minimum of 20 feet in width along the side or rear property lines, but in no case, shall be less than the required setback. 11.2.5.f.vii.(1)b. Any existing improvements that project into the required buffer area may remain, provided that they were lawful when built. 11.2.5.f.vii.(2). Buffer area plantings shall comply with § 101-9B through F, which may include existing, healthy trees and shrubs. 11.2.5.f.vii.(3). The Zoning Hearing Board may modify the buffer requirements if the adjacent property is a nonresidential use.

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11.2.6 Additional Requirements for Special Exceptions or Variances in the Floodplain District 11.2.6.a. Applicants shall provide the Zoning Hearing Board with a site plan at a scale of one inch equals 40 feet and a sectional profile at a scale of one inch equals four feet, showing present site conditions, proposed improvements, and the following information: 11.2.6.a.i. The proposed lowest floor elevation of any proposed building based upon North American Vertical Datum of 1988; 11.2.6.a.ii. The elevation of the base flood; and 11.2.6.a.iii. Detailed information concerning any proposed floodproofing measures and corresponding elevations. 11.2.6.b. Prior to the public hearing by the Zoning Hearing Board of an application for a variance or a special exception, the Secretary of the Zoning Hearing Board shall, over his signature, notify the applicant in writing that the issuance of a variance or special exception to construct a structure below the base flood level will result in increased premium rates for flood insurance and such construction below the base flood level increases risks to life and property. Such notification shall be maintained with a record of all variance and special exception actions as required in this section. 11.2.6.c. The Secretary of the Zoning Hearing Board shall maintain a record of all variance and special exception actions, including justification for their issuance, and the Township shall report any such variances and special exceptions issued in its annual report to the Federal Insurance Administrator. 11.2.6.d. All permits and plans shall be approved only after it has been determined that the proposed work to be undertaken will be in conformance with the requirements of the state and all other applicable codes and ordinances. The Zoning Officer shall require copies of all necessary permits from those governmental agencies from which approval is required by federal or state law. 11.2.6.e. The prohibitions, requirements and considerations in this subsection shall be applied by the Zoning Hearing Board in reviewing and adjudicating applications for variances in the Floodplain District. 11.2.6.f. Variances shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result. 11.2.6.g. Variances shall only be issued upon compliance with the requirements of article 11.2.4 and the following: 11.2.6.g.i. A showing of good and sufficient cause. 11.2.6.g.ii. A determination that failure to grant the variance would result in exceptional hardship. 11.2.6.g.iii. A determination that grant of the variance will not result in increased flood heights, additional threats to public safety or extraordinary public expense or create nuisances or cause fraud on or victimization of the public or conflict with any laws or statutes of the Commonwealth of Pennsylvania or the Code of the Township of Lower Merion or regulations of the Township of Lower Merion. 11.2.6.g.iv. Adherence to the anchoring and floodproofing requirements of“Section 155-7.3 Flood Plain Overlay District”. 11.2.6.h. Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief.

11.2.7 Comparable Uses not Specifically Listed 11.2.7.a. Uses of the same general character as any of the uses authorized as permitted uses by right, conditional uses, or uses by special exception in the zoning district in which the property is located may be allowed by the Zoning Officer if it can be determined that the impact of the proposed use on the environment and adjacent streets and properties is equal to or less than any use specifically listed in the zoning district and if the use meets those characteristics set forth below. 11.2.7.b. Determination shall consider the following characteristics of the proposed use: 11.2.7.b.i. The number of employees.

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11.2.7.b.ii. The floor area of the building and the gross area of the lot devoted to the proposed use. 11.2.7.b.iii. The type of products, materials and equipment and/or processes involved in the proposed use. 11.2.7.b.iv. The traffic and environmental impacts and the ability of the proposed use to comply with the performance standards of this chapter. 11.2.7.b.v. For those uses included in the most-recent edition of the Standard Industrial Classification Manual published by the Office of Management and Budget, whether the proposed use shares the same SIC code or major group number as one or more uses that are specifically listed in the zoning district. 11.2.7.b.vi. The proposed use shall comply with all applicable area and bulk regulations of the zoning district in which it is located. 11.2.7.b.vii. The proposed use shall comply with any applicable standards and criteria specified in this Article for the most- nearly-comparable use by special exception or condition use listed in the zoning district in which the comparable use is proposed. 11.2.7.b.viii. The proposed use shall be consistent with the purpose statement for the zoning district in which it is proposed and shall be consistent with the community development objectives of this chapter.

11.2.8 Burden of Proof – Zoning Hearing Board 11.2.8.a. Special Exception Applications. The burden of persuasion and the duty of presenting evidence before the Zoning Hearing Board with respect to applications for special exceptions shall be the same as for conditional use applications before the Board of Commissioners set forth at subsections 11.1.6.c and 11.1.6.d above. Variance Applica- tions. The burden of persuasion and the duty of presenting evidence before the Zoning Hearing Board with respect to applications for a variance lies with the applicant as to all criteria set forth in this Article.

11.2.9 Public hearings 11.2.9.a. Notice. Upon the filing with the Board of an appeal or an application for a special exception or a variance, the Board shall fix a reasonable time and place for a public hearing thereon and shall give notice thereof as follows: 11.2.9.a.i. By publishing a notice thereof once a week for two successive weeks in a newspaper of general circulation in the Township. 11.2.9.a.ii. By mailing due notice thereof to the parties in interest. 11.2.9.a.iii. By mailing notice thereof to the Township Commissioner representing the ward in which the lot or building is located. 11.2.9.a.iv. By mailing notice thereof to every resident or association of residents of the Township who shall have registered their names and addresses for this purpose with the Board. 11.2.9.a.v. When the Board shall so order, by mailing notice thereof to the owner or owners, if their residence is known, or to the occupier or occupiers, of every lot on the same street within 500 feet of the lot or building in question, and of every lot not on the same street within 150 feet of the lot or building, provided that failure to give notice required by this subsection shall not invalidate any action taken by the Board. 11.2.9.b. The notices herein required shall state the location of the building or the lot and the general nature of the question involved. 11.2.9.c. Conduct of Hearing. The Board shall conduct hearings in accordance with the requirements of the PA Act 247: Municipalities Planning Code, “Article IX: Zoning Hearing Board”

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11.2.10 Appeals and applications 11.2.10.a. Appeals to the Board may be taken by any person aggrieved or by any officer of the Township affected by any decision of the Zoning Officer or the Township Engineer. Such appeal shall be taken by filing with the officer from whom the appeal is taken and with the Board a notice of appeal specifying the grounds thereof. The officer from whom the appeal is taken shall forthwith transmit to the Board all the papers constituting the record upon which the action appealed from was taken. 11.2.10.b. Procedure. An appeal or an application for a special exception or variance from the terms of this chapter shall be filed with the Secretary of the Zoning Hearing Board and shall state: 11.2.10.b.i. The name and address of the applicant. 11.2.10.b.ii. The name and address of the owner of the real estate to be affected by the proposed exception or variance. 11.2.10.b.iii. A brief description and location of the real estate to be affected by such proposed change. 11.2.10.b.iv. A statement of the present zoning classification of the real estate in question, the improvements thereon and the present use thereof. 11.2.10.b.v. A statement of the section of this chapter under which the variance or exception requested may be allowed, and reasons why it should be granted. 11.2.10.b.vi. A reasonably accurate description of the present improvements and the additions intended to be made under this application, indicating the size of such proposed improvements, material and general construction thereof. In addition, there shall be attached a plot plan of the real estate to be affected, prepared by a registered engineer or land surveyor, indicating the location and size of the lot and the size of improvements now erected and proposed to be erected thereon.

11.2.11 Expiration of special exceptions and variances 11.2.11.a. Unless otherwise specified by the Board, a special exception or variance shall expire if the applicant fails to obtain a building permit within six months from the date of authorization thereof. If subdivision or land development approval is required to implement the special exception or variance, the six-month period shall begin to run on the date of the Board’s approval or on the date final subdivision or land development approval is granted, whichever shall last occur, provided the subdivision or land development application is submitted within six months of the Zoning Hearing Board decision. 11.2.11.b. A use permitted by special exception or variance shall expire if the use authorized is abandoned. If such use permitted by special exception or variance is discontinued by nonuse, unlawful use or a change of use to one not authorized by the previously obtained special exception or variance or by this chapter as of right for a continuous period of six months or more, the abandonment of such use shall be presumed, and any subsequent use of such building or land shall be in conformity with the provisions of this chapter.

11.2.12 Decisions 11.2.12.a. The Board shall render a written decision or, when no decision is called for, make written findings on the application within 45 days after the last hearing on the application before the Board. Such decision shall be noted in the minutes of the next meeting of the Zoning Hearing Board. For the purposes of this section, parties in interest shall be limited to the applicant and any person who shall indicate by completing an appropriate form provided by the Board his/her desire to receive notice of the Board’s decision. 11.2.12.b. Failure to render a decision. Where the Board fails to render a decision within the required forty-five-day period or fails to hold the required hearing within 60 days of the applicant’s request for a hearing, the decision shall be deemed to have been rendered in favor of the applicant, unless the applicant has agreed, in writing or on the record, to an extension of time. 11.2.12.c. When a decision has been rendered in favor of the applicant because of failure of the Board to meet or render a decision, the Board shall give public notice of the decision within 10 days from the last day it could have met to render a decision. If the Board

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shall fail to provide such notice, the applicant may do so. Nothing in this section shall prejudice the right of any party opposing the application to appeal the decision to the Court of Common Pleas.

11.2.13 Mediation 11.2.13.a. Parties to proceedings authorized in this Chapter may utilize mediation as an aid in completing such proceedings. In proceedings before the Zoning Hearing Board, in no case shall the Zoning Hearing Board initiate mediation or participate as a mediating party. Mediation shall supplement, not replace, those procedures in this Chapter once they have been formally initiated. Nothing in this subsection shall be interpreted as expanding or limiting municipal police powers or as modifying any principles of substantive law. 11.2.13.b. Participation in mediation shall be wholly voluntary. The appropriateness of mediation shall be determined by the particulars of each case and the willingness of the parties to negotiate. The municipality, in offering the mediation option, shall assure that in each case, the mediating parties, assisted by the mediator as appropriate, develop terms and conditions for: 11.2.13.b.i. Funding mediation, as authorized in the Pennsylvania Municipalities Plan- ning Code and agreed to by the parties in mediation. 11.2.13.b.ii. Selecting a mediator who, at a minimum, shall have a working knowledge of municipal zoning and subdivision procedures and demonstrated skills in mediation. 11.2.13.b.iii. Completing mediation, including time limits for such completion. 11.2.13.b.iv. Suspending time limits otherwise authorized in this chapter or in the Penn- sylvania Municipalities Planning Code (Act 247, as amended), provided there is written consent by the mediating parties, and by an applicant or Township decision-making body, if either is not a party to the mediation. 11.2.13.b.v. Identifying all parties and affording them the opportunity to participate. 11.2.13.b.vi. Subject to legal restraints, determining whether some or all of the mediation sessions shall be open or closed to the public. 11.2.13.b.vii. Assuring that mediated solutions are in writing and signed by the parties and become subject to review and approval by the appropriate decision making body pursuant to the authorized procedures set forth in this chapter. 11.2.13.c. No offers or statements made in the mediation sessions, excluding the final written mediated agreement, shall be admissible as evidence in any subsequent judicial or administrative proceedings.

11.2.14 Appeals to court 11.2.14.a. Any person aggrieved by any decision of the Board or any officer of the Township may, within 30 days after any decision of the Board, appeal to the Court of Common Pleas of Montgomery County by petition, duly verified, setting forth that such decision is arbitrary, capricious, an abuse of discretion or otherwise not in accordance with law, specifying the grounds upon which he/she relies.

155-11.3 ZONING AMENDMENTS

11.3.1 Power of amendment 11.3.1.a. The Board of Commissioners may from time to time amend, supplement, change, modify or repeal this chapter, or any part thereof, including the Zoning Maps, by proceeding in the manner prescribed in this article. No regulation, restriction or district boundary shall become effective, however, until after a public hearing in relation thereto at which parties in interest and citizens shall have an opportunity to be heard. The provisions of this article requiring public hearings and notice thereof shall apply to all changes and amendments of this chapter.

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11.3.2 Petition of citizens for zoning change 11.3.2.a. Whenever the owners of 50% or more of any area wherein a change of zoning regulations is sought shall present to the Board of Commissioners a petition in the form prescribed by the Township, duly signed and acknowledged, requesting an amendment, supplement, change, modification or repeal of the regulations prescribed for, or of the Zoning Maps including, such area, the Board shall, except as hereinafter provided, hold a public hearing thereon and cause notice to be given in the manner set forth below. Whenever a petition to change the zoning classification of a property is filed and at the time of filing the property is under agreement of sale, both the seller and the purchaser must sign and acknowledge the petition. In addition, three certified copies of the agreement of sale shall be filed with the petition. 11.3.2.b. Three duly executed copies of the petition, together with copies of a map of the area in question attached thereto, shall be filed with the Director of Planning of the Township of Lower Merion, and at that time the filing fee hereinafter specified shall be paid by the petitioner. Any additional data in support of the petition which the petitioner desires to make available for the technical review of the Township Solicitor and the Planning Commission shall be filed in triplicate with the petition at the time it is filed. 11.3.2.c. Referral. Any proposed amendment presented to the Board of Commissioners without written findings and recommendations from the Township Planning Commission and the Montgomery County Planning Commission shall be referred to these agencies for review at least 30 days prior to the public hearing of the Board of Commissioners. The Board of Commissioners shall not hold a public hearing upon such amendments until the required reviews are received or the expiration of 30 days from the date of referral, whichever comes first.

11.3.3 Times for public hearings; notice 11.3.3.a. No public hearings on proposed amendments will be held during the month of August. 11.3.3.b. The time and place of public hearings on proposed amendments will be fixed by the Board by vote at a regular or special meeting. 11.3.3.c. Notice. The Board will cause prompt notice of such public hearings to be given as follows: 11.3.3.c.i. By publishing notice of the time and place of the public hearing once a week for two successive weeks in an official paper or a paper of general circulation in the Township. 11.3.3.c.ii. By mailing a notice thereof to every resident or association of residents of the Township who shall have registered their names and addresses for this purpose with the Township Secretary. 11.3.3.c.iii. By posting a notice thereof on the property for which the change is sought. 11.3.3.c.iv. By mailing a notice thereof to every owner of property within 500 feet of the property(ies) involved. 11.3.3.d. Such notice shall state the general nature of the proposed amendment as well as the time and place of the public hearing.

11.3.4 Procedure at public hearing 11.3.4.a. At the time scheduled for the public hearing, the following procedure will be followed: 11.3.4.a.i. Petitions will be heard in the order of their filing. 11.3.4.a.ii. The presiding officer will announce the hearing. 11.3.4.a.iii. The Director of Building & Planning will describe the location and boundaries of the area included in the petition or the area the classification of which is proposed to be changed by the Board of Commissioners. He/she will explain the differences between the district regulations existing and the district regulations as requested or proposed to be changed and will answer questions regarding the foregoing matters. 11.3.4.a.iv. The petitioner or the attorney or representative may submit evidence in support of the petition. He/she may produce such testimony as he/she chooses but the presentation of the case must be completed within 30 minutes, except by special permission of the Board.

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11.3.4.a.v. Evidence in opposition to the petition will be received from any citizen or party in interest or his attorney or representative. Opposition testimony must be completed within 45 minutes, except by special permission of the Board. 11.3.4.a.vi. In rebuttal, the petitioner or the attorney or representative may answer points raised by opponents of the requested amendment, but no new subject matter may be introduced and such rebuttal must be completed within 15 minutes, except by special permission of the Board. 11.3.4.a.vii. Questions and comments by any citizen present or any civic association or other organization will be permitted at the conclusion of the foregoing testimony, when special permission is granted by the Board. 11.3.4.a.viii. The Board will take the matter under advisement. 11.3.4.b. After the conclusion of a pubic hearing on a requested amendment, no additional evidence will be received by the Board nor will any further communication, either written or oral, be considered by the Board, unless a further public hearing is scheduled.

11.3.5 Decision of Board of Commissioners 11.3.5.a. The Board of Commissioners will, after considering the testimony and argument presented, either approve the granting of the petition, modify it or reject it completely. An ordinance approved and adopted by the Board shall take effect and be in force from and after its approval as required by law. If a petition for an amendment is declined, the Board will not entertain another petition covering the same or substantially the same area and requesting the same change in zoning classification for a period of one year, unless the Board concludes that there has been such a material change in the character and circumstances of the neighborhood that an earlier consideration is warranted. 11.3.5.b. Standards for Text or Rezoning Amendments 11.3.5.b.i. In deciding whether to adopt or deny any proposed amendment, or to adopt some modification of the Planning Commission’s recommendation, the Board of Commissioners shall consider, among other factors, the following: 11.3.5.b.i.(1). Whether the proposed amendment is consistent with the goals, objectives, and policies of the Comprehensive Plan, as adopted and amended from time to time; 11.3.5.b.i.(2). Whether the proposed amendment is compatible with current and projected conditions and the overall character of development in the immediate vicinity of the subject property; 11.3.5.b.i.(3). Whether the proposed amendment is the most desirable use for which the land in the subject property is adapted; and 11.3.5.b.i.(4). Whether the proposed amendment will have an adverse effect on the value of properties throughout the jurisdiction.

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155-11.4 ZONING ENFORCEMENT, PENALTIES, REMEDIES, CHARGES

11.4.1 Designation of violations 11.4.1.a. Failure to secure a building permit, zoning permit or Zoning Hearing Board certificate, when required, previous to the erection, construction, extension or addition to a building, or failure to secure a use registration permit, shall be a violation of this chapter.

11.4.2 Notice of violation 11.4.2.a. When written notice of a violation of any of the provisions of this chapter has been served on the owner, agent, occupant, contractor or builder, such violation shall be discontinued immediately.

11.4.3 Violations and penalties 11.4.3.a. Any person, partnership or corporation who or which shall violate the provisions of this chapter, and the owner, general agent or contractor of a building or premises where such violation has been committed or shall exist, and the lessee or tenant of an entire building or premises where such violation has been committed or shall exist, and the owner, general agent, contractor, lessee or tenant of any part of a building or premises in which such violation has been committed or shall exist, and the general agent, architect, builder, contractor or any person who knowingly commits, takes part in or assists in any such violation shall, upon conviction thereof in a summary proceeding, be sentenced to pay a fine of not more than $500 for each and every violation, and whenever such person shall have been notified by the Director of Building and Planning or Zoning Officer, by service of a summons in a prosecution or in any other way, that he/she is committing such violation of this chapter, each day that such violation is continued shall constitute a separate offense. 11.4.3.b. In default of payment of the fine, such person, the members of such partnership or the officers of such corporation shall be liable to injunction or court order. 11.4.3.c. Such fines or penalties shall be collected as like fines or penalties are now by law collected, and all fines collected for the violation of this chapter shall be paid over to the Township.

11.4.4 Additional remedies 11.4.4.a. In case any building is erected, constructed, reconstructed, altered, repaired, converted or maintained or any building or land is used or any hedge, tree, shrub or other growth is maintained in violation of this chapter or of any regulations made pursuant hereto, the proper officer of the Township, in addition to other remedies, may institute in the name of the Township any appropriate action or proceeding, whether by legal process or otherwise, to prevent such unlawful erection, construction, reconstruction, alteration, repair, conversion, maintenance or use, to restrain, correct or abate such violation, to prevent the occupancy of said building or land or to prevent any illegal act, conduct, business or use in or about such premises.

11.4.5 Charges 11.4.5.a. Charges and fees for appeals, applications, petitions and certifications shall be paid as set forth in the Township Schedule of Fees, as adopted and amended from time to time by the Board of Commissioners.

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INTENTIONALLY BLANK

DRAFT 5.0 DECEMBER 19, 3292019 AGENDA ITEM INFORMATION

COMMITTEE: Building and Planning Committee

ITEM: PUBLIC HEARING AND ADOPTION OF ORDINANCE - CHAPTER 155, AMENDMENT OF ZONING MAP

An Ordinance to amend the Code of the Township of Lower Merion, Chapter 155, Zoning, by the adoption of a Zoning Map and the comprehensive rezoning, re-designation and/or reconfirmation of the Zoning Districts applicable to all parcels of land in the Township other than those parcels presently zoned in the BMMD Bryn Mawr Medical District and the MC Medical Center District, as they remain unchanged.

This Ordinance was authorized for advertisement at a stated meeting of the Board of Commissioners held December 18, 2019 and duly advertised in the February 2, 2020 and February 9, 2020 editions of the Main Line Times & Suburban. ATTACHMENTS: Description Type Proposed Ordinance - Zoning Map Amendment Ordinance

330

AN ORDINANCE

NO. ______

AN ORDINANCE To Amend The Code Of The Township Of Lower Merion, Chapter 155, Zoning, By The Adoption Of A Zoning Map And The Comprehensive Rezoning, Re-Designation And/Or Reconfirmation Of The Zoning Districts Applicable To All Parcels Of Land In The Township Other Than Those Parcels Presently Zoned In The BMMD Bryn Mawr Medical District And The MC Medical Center District, As They Remain Unchanged.

The Board of Commissioners of the Township of Lower Merion does hereby enact and ordain:

Section 1. The Code of the Township of Lower Merion, Chapter 155, Zoning, Article 1,

Introduction, Section 155-6, Zoning Maps, references Zoning Maps showing the division of the

Township into thirty-three (33) zoning districts, plus five (5) overlay districts, which maps were incorporated by reference upon the enactment of the ordinance providing a comprehensive rezoning of the Township of Lower Merion. The zoning of properties in those districts designated BMMD

Bryn Mawr Medical District and MC Medical Center District in the prior zoning code and the current zoning code remain unchanged. The zoning of properties in the twenty-nine (29) remaining districts is hereby re-designated and rezoned and/or reconfirmed as set forth on the zoning map attached hereto, and is further described more specifically herein below as to each such district by reference to the block and unit number assigned to each individual property by the Montgomery

County Board of Assessment Appeals. Where a unit number within each described area has inadvertently been omitted, the written description of the area shall prevail to designate the area zoned.

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1. LDR1 Low Density Residential District

LDR1 LDR1 LDR1 LDR1 LDR1 LDR1 LDR1 LDR1 001E064 007E041 008E025 010F272 011D016 012C007 013A091 014C006 002E105 007E042 008E040 010F009 011D020 012C009 013A093 014C007 002E272 007E043 008E049 010F014 011D021 012C010 013A094 014C008 006D007 007E044 008E051 010F017 011D045 012C012 013A108 014C010 006D018 007E045 008E053 010F018 011D058 012C043 013A109 014C011 006D048 007E054 008E055 010F019 011D061 012C070 013A110 014C012 006D049 007E055 008E097 010F020 011D092 012C083 013A111 014C014 006D054 007E056 008F002 010F021 011D093 012C084 014C045 014C017 006D067 007F001 008F004 010F022 011D095 012C085 014C046 014C028 006D068 007F002 008F006 010F051 011D096 012C086 013A114 014C047 006D112 007F003 008F009 010F079 011E002 012C087 013A115 014C048 006D113 007F004 008F010 010F084 011E006 012C088 013A116 014C049 006D114 007F005 008F012 010F106 011E008 012C089 013B016 014D003 006D115 007F007 008F013 010F118 011E012 012C090 013B103 014D006 006D116 007F008 008F014 010F154 011E013 012C091 013B104 014D007 006D117 007F009 008F015 010F162 011E014 012D042 013B105 014D008 006D119 007F010 008F016 010F264 011E016 012D043 013B106 014D009 006D120 007F012 008F017 010F286 011E017 012D044 013B107 014D012 006D121 007F013 008F018 010F287 011E018 012D045 013B112 014D014 006D122 007F014 008F035 010F288 011E019 012D046 013B113 014D022 006D123 007F015 008F039 010F289 011E028 012D047 013B118 014D026 006D124 007F016 008F040 010F290 011E021 012F007 013B119 014D027 006D125 007F017 008G001 010F291 011E022 012F008 013B120 014D036 006D126 007F018 008G002 010F292 011E025 012F010 013B121 014D044 006D127 007F019 008G003 010F293 011E026 012F011 013B122 014D072 006D128 007F020 008G006 010F294 011E027 012F021 013B123 014D073 006D129 007F021 008G007 010F295 011E030 012F022 013C034 014D075 006D130 007F023 008G008 010F296 011E063 012F023 013C035 014D076 006E044 007F024 008G009 010F306 011E068 012F024 013C036 014D078 006E045 007F025 008G010 010F307 011E069 012F025 013C037 014D079 006E065 007F026 008G012 010F308 012A009 012F026 013C038 014D088 006E116 007F027 008G013 010F309 012A079 012F028 013C069 014D092 006E117 007F046 008G014 010F310 012A134 012F029 013C070 014D110 006E118 007F054 008G015 010F311 012B005 012F030 013C137 014D117 006E119 007F055 008G023 010F312 012B006 012F031 013D001 014D118 007C142 007F056 008G024 010F313 012B007 012F033 013D002 014D122 007D003 007F057 008G033 010F314 012B008 012F038 013D003 014D123 007D007 007F076 008G036 010F315 012B068 012F054 013D004 014D124 007D009 008D001 008G042 010F316 012B069 012F066 013D005 014D125

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LDR1 LDR1 LDR1 LDR1 LDR1 LDR1 LDR1 LDR1 007D010 008D019 008G043 010F317 012B070 012F073 013D026 014D126 007D015 008D021 008G051 010F318 012B071 012F076 013D027 014D127 007D016 008D028 008G058 010F319 012B072 012F079 013D028 014D134 007D021 008D041 008G059 010F320 012B073 012F080 013D029 014D135 007D024 008D042 009D064 010F321 012B075 012F081 013D030 014D136 007D025 008D050 009D002 010F322 012B076 012F082 013D031 014D137 007D034 008D052 009D005 010F323 012B077 012F090 013D064 014D138 007D036 008D053 009D008 010F324 012B078 012F091 013D065 014D139 007D037 008D075 009D010 010F325 012B079 012F092 013D066 014D140 007D039 008D078 009D011 010F326 012B080 012F093 013D067 014D141 007D041 008D082 009D034 010F327 012B081 012F094 013D068 014D142 007D044 008D086 009D043 010F328 012B082 012F095 013E014 014D143 007D047 008D087 009D049 010F329 012B083 012F096 013E026 014D144 007D049 008D088 009D053 010F330 012B084 012F097 013E027 014E002 007D099 008D090 009D059 010F331 012B085 012F098 013E028 014E004 007D100 008D094 009D061 010F332 012B086 012F099 013E029 014E030 007D101 008D108 009D062 011B103 012B087 012F100 013E076 014E081 007E006 008E021 009D071 011D012 012B088 012G003 013E077 014E114 007E007 008E022 009F001 011D014 012B089 012G083 013E086 014E131 007E008 008E023 009F002 011D015 012B090 012G089 013E087 014E132 007E009 007E031 009F003 011D005 012B091 013A005 013E088 014F003 007E010 007E032 009F005 011D006 012B092 013A006 013E089 014F005 007E011 007E037 009F006 011D024 012B093 013A009 013E090 014F006 007E012 007E038 009F009 013G088 012B094 013A013 013E091 007E014 007E039 009F016 014C004 012B095 013A014 013E092 007E015 007E040 009F018 014C005 012B096 013A082 013E093 007E016 010E008 009F050 012B097 013A090 013E094 007E017 010E009 009F061 012B098 013E095 007E018 010E062 009F062 012B099 013E096 007E019 010E111 009F065 012B100 013E097 007E020 010E112 009F074 012B101 013E098 007E021 010F001 009F076 012B102 013E104 007E022 012B112 009F113 012B103 013E105 007E023 012B113 009F128 012B104 013E106 007E024 012B113 010C064 012B105 013E107 007E025 012C001 010D007 012B106 013E110 007E026 012C002 010D014 012B107 013E111 007E027 012C003 010D120 012B108 013E112 007E028 013G085 010D123 012B109 013E113 007E029 013G086 010D124 012B110 013E505 007E030 013G087 010E001 012B111 013G084

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LDR1

BEGINNING at a point at the edge of the Schuylkill Expressway (I-76), (40°04'13.8"N 75°17'26.0"W) thence, continuing along the edge of the Schuylkill Expressway (I-76) in a northeasterly direction 442.4 feet to a point; thence, continuing in a southwesterly direction 106.2 feet to a point; thence, continuing in a southerly direction 51.9 feet to a point; thence, continuing along the Schuylkill Expressway (I-76) in a northeasterly direction 473.4 feet to a point; thence, continuing in a southerly direction 251.1 feet to a point; thence, continuing in a northeasterly direction 355.7 feet to a point; thence, continuing in a southerly direction 249.5 feet to a point; thence, continuing in a northeasterly direction 645 feet to a point; thence, continuing in a southerly direction 405 feet to a point; thence, continuing in a southwesterly direction 843.0 feet to a point; thence, continuing in a southerly direction 157.0 feet to a point; thence, continuing in a southeasterly direction 379.9 feet to a point; thence, continuing along the centerline of Spring Mill Road in a northeasterly direction 1,170.5 feet to a point; thence, continuing in a southeasterly direction 525.7 feet to a point; thence, continuing in a southeasterly direction 899.3 feet to a point; thence, continuing in a southwesterly direction 705 feet to a point; thence, continuing in a northerly direction 157.9 feet to a point; thence, continuing in a southwesterly direction 373.3 feet to a point; thence, continuing in a northwesterly direction the following two distances, 378.6 feet and 317.4 feet to a point in the centerline of Spring Mill Road; thence, continuing in a southwesterly direction 2,856.5 feet along the centerline of Spring Mill Road to a point in the bed of Woodmont Road; thence, continuing in a northwesterly direction 929.2 feet to a point; thence, continuing in a northeasterly direction 1,909.2 feet to a point at the centerline of Bryn Tyddyn Drive; thence, continuing in a northwesterly direction 50 feet along Bryn Tyddyn Drive to a point; thence, continuing in a southwesterly direction 229.1 feet to a point; thence, continuing in a northwesterly direction 237.0 feet to a point; thence, continuing in a northeasterly direction 145.5 feet to a point; thence, continuing in a northwesterly direction 63 feet to a point; thence, continuing in a northeasterly direction 92.8 feet to a point; thence, continuing in a northwesterly direction 935.7 feet to the first mentioned point of beginning along the edge of the Schuylkill Expressway (I-76).

BEGINNING at a point at the intersection of Club House Road and Avignon Drive; thence, continuing in a northwesterly direction 515 feet to a point; thence, continuing in a westerly direction 698.7 feet to a point; thence, continuing in a southwesterly direction 993.8 feet to a point; thence, continuing in a southeasterly direction the following two distances 178.7 feet and 178.9 feet; thence, continuing in an easterly direction 289.5 feet to a point; thence, continuing in a southerly direction 131.4 feet to a point; thence, continuing in a northeasterly direction 345 feet to a point in the centerline of Dogwood Road; thence, continuing along the centerline of Dogwood Road southeasterly 332.8 feet to a point; thence, continuing in a northeasterly direction 462.5 feet to a point; thence, continuing in a southeasterly direction 1036.9 feet to a point at the centerline of Spring Mill Road; thence, continuing in a southwesterly direction 927.2 feet along the centerline of Spring Mill Road to a point at the intersection of Dogwood Road; thence, continuing in a northeasterly direction a total of 852.6 feet along the centerline of Dogwood Road to a point; thence, continuing in a westerly direction the following three distances, 204.5 feet, 280.7 feet, and 406.7 feet to a point at the centerline of Conshohocken State Road (PA-23); thence, continuing in a northerly direction 70.5 feet along the centerline of Conshohocken State Road (PA-23) to a point at the intersection of Arrowmink Road; thence,

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continuing in a westerly direction 697.6 feet along the centerline of Arrowmink Road; thence, continuing in a southwesterly direction along Arrowmink Road the following three distances 182.9 feet, 188.9 feet, 55.9 feet; thence, continuing in a southeasterly direction 16.6 feet to a point; thence, continuing in a westerly direction along the centerline of Arrowmink Road 1,110.8 feet to a point at the intersection of Mt. Pleasant Road; thence, continuing along the centerline of Mt. Pleasant Road in a northwesterly direction 1,601.6 feet to a point at the intersection of Prospect Hill Road; thence, continuing along the centerline of Prospect Hill Road in a southeasterly direction 618.8 feet to a point; thence, continuing in an easterly direction along the said centerline 353.9 feet to a point; thence, continuing in a southeasterly direction 348.4 feet to a point; thence, continuing in an easterly direction 1,114.6 feet to a point; thence, continuing in a northwesterly direction the following two distances 57.2 feet, 307.9 feet to a point; thence continuing in a southeasterly direction 40.3 feet to a point; thence, continuing in a northwesterly direction 92.6 feet to a point; thence, continuing in a southwesterly direction 50.6 feet to a point; thence continuing in a northwesterly direction 166.9 feet to a point; thence, continuing in a northwesterly direction 399.1 feet to a point; thence, continuing in an easterly direction 60 feet to a point; thence, continuing in a northerly direction 60 feet to a point; thence, continuing in a northeasterly direction 869.4 feet to a point; thence, continuing in a northeasterly direction 282.0 feet to a point; thence, continuing in a northwesterly direction 168.9 feet to a point at the centerline of Conshohocken State Road (PA-23); thence, continuing in a northerly direction along said centerline 773.1 feet to a point; thence, continuing in a northerly direction 17.5 feet to a point at the centerline of Woodmont Road; thence, continuing in an easterly direction 495.4 feet along the centerline of Woodmont Road to a point; thence, continuing in a southerly direction 61.5 feet; thence, continuing in an easterly direction 405 feet; thence, continuing in a southeasterly direction 327.2 feet; thence, continuing in a southerly direction the following five distances 66.5 feet, 165.7 feet, 40.2 feet, 639.9 feet, 151.3 feet to the centerline of Woodmont Road; thence, continuing in a southeasterly and southwesterly direction along the centerline of Woodmont Road 604.2 feet to a point; thence, continuing in a southeasterly direction 181.5 feet to a point; thence, continuing in a southwesterly direction 141.1 feet to a point; thence, continuing in a southwesterly direction 124.3 feet to a point; thence, continuing in a northwesterly direction 83.1 feet to a point along the centerline of Woodmont Road; thence, along the centerline of Woodmont Road in a southwesterly and northeasterly direction 774.7 feet to a point; thence, continuing in a southwesterly direction 128.2 feet to a point; thence, continuing in a southwesterly direction 207 feet to a point; thence, continuing in a southwesterly direction 143.1 feet to a point; thence, continuing in a southwesterly direction 96.9 feet to a point; thence, continuing in a southwesterly direction 897.9 feet to a point at the centerline of Club House Road; thence, continuing along Club House Road in a northwesterly direction 647 feet to the intersection of Club House Road and Avignon Drive, being the first mentioned point of beginning.

BEGINNING at a point at the intersection of Conshohocken State Road (PA-23) and Spring Mill Road; thence, continuing in a southwesterly direction 463.7 feet along the centerline of Spring Mill Road to a point; thence, continuing in a northwesterly direction 778.4 feet to a point; thence, continuing in a northeasterly direction 400.5 feet to a point; thence, continuing in a northeasterly direction 68.3 feet to a point; thence, continuing in a northeasterly direction 221.9 feet to a point at the centerline of Conshohocken State Road (PA-23); thence, continuing along the centerline of Conshohocken State Road (PA-23) in a southeasterly direction 691.6 feet to a point; thence,

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continuing in a southerly direction 25.2 feet; thence continuing in a southeasterly direction along Conshohocken State Road (PA-23) 47.1 feet to the first mentioned point of beginning.

BEGINNING at a point where the easterly side property line of 1440 Rene Road intersects the centerline of Rene Road; thence, continuing along Rene Road in a southwesterly direction 1,240 feet to a point at the intersection of Valley Road; thence, continuing along the centerline of Valley Road in a westerly direction a total of 660.0 feet to a point; thence, continuing in a southeasterly direction 471.4 feet to a point; thence, continuing northwesterly 47.7 feet to a point at the centerline of Mt. Pleasant Road; thence, continuing along Mt. Pleasant Road in a westerly direction 1,023.3 feet to a point at the intersection of Valley Road; thence, continuing along Mt. Pleasant Road in a southwesterly and southeasterly direction 1,020.6 feet to a point; thence, continuing in an easterly direction 16.6 feet to a point; thence, continuing in a southeasterly direction the following three distances 80.5 feet, 117.0 feet, 30.0 feet to a point; thence, continuing in an easterly direction 241.5 feet to a point; thence, continuing in a southeasterly direction the following five distances 382.0 feet, 266.7 feet, 294.3 feet, 245.3 feet, 184.1 feet; thence, continuing in a southeasterly direction 349.5 feet; thence, continuing in a northeasterly direction the following three distances 156.2 feet, 281.9 feet, 61.9 feet to a point; thence, continuing in a northeasterly direction the following four distances 463.3 feet, 139.7 feet, 206.2 feet, 107.3 feet to a point; thence, continuing in a northeasterly direction 198.2 feet to a point; thence, continuing in a southerly direction 19.4 feet to a point; thence, continuing in a northeasterly direction 240.2 feet to a point in the bed of Mt. Pleasant Road; thence, continuing along Mt. Pleasant Road in a southeasterly direction 1,836.8 feet to a point at the intersection of Spring Mill Road; thence, continuing along Spring Mill Road in a southwesterly direction 1,895.1 feet to a point; thence, continuing in a southwesterly direction 286.8 feet to a point; thence, continuing in a northeasterly direction along the following chord distance of 58.5 feet to a point at the edge of Morris Avenue; thence, continuing along the edge of Morris Avenue in a northwesterly direction 571.7 feet to a point; thence, continuing in a northwesterly direction 129.8 feet to a point; thence, continuing in a southwesterly direction 605.5 feet to a point; thence, continuing in a southeasterly direction 755 feet to a point along Spring Mill Road; thence, continuing along Spring Mill Road in a southwesterly direction 1,409.2 feet to a point at the intersection of Spring Mill Lane thence, continuing in a northwesterly direction 1,115.9 feet along Spring Mill Lane to a point; thence, continuing in a northeasterly direction 589 feet to a point; thence, continuing in a northerly direction 355.4 feet to a point; thence, continuing in a northeasterly 540.8 feet to a point; thence, continuing in a northwesterly direction 1,409.8 feet to a point; thence, continuing in a southwesterly direction 689.6 feet to a point; thence, continuing in a southwesterly direction 258.2 feet to a point along Mt. Pleasant Road; thence, continuing along Mt. Pleasant Road in a southwesterly direction 169 feet to a point in the center of Stoke Road; thence, continuing in a northwesterly direction along the centerline of Stoke Road 1,142.7 feet to a point; thence continuing in a northeasterly direction 337.4 feet to a point; thence, continuing in a northwesterly direction 618.0 feet to a point; thence, continuing along the boundary line of Lower Merion Township in a northeasterly direction the following distances 99.4 feet, 426.5 feet, 325.7 feet to a point; thence, continuing in a northwesterly direction 25 feet to a point; thence, continuing in a northeasterly direction 600.4 feet to a point; thence, continuing in a northwesterly direction 50 feet to a point; thence, continuing in a northerly direction 149.3 feet to a point; thence, continuing in a northeasterly direction 512.5 feet to a point; thence, continuing in a northerly direction 25 feet to a point, thence, continuing in a northeasterly

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direction 125 feet to a point; thence, continuing in a northeasterly direction 514.7 feet to a point; thence, continuing in a southeasterly direction 756.1 feet to a point; thence, continuing in a southeasterly direction 32.8 feet to a point; thence, continuing in a northeasterly direction 169.6 feet to a point; thence, continuing in a southerly direction 16 feet to a point; thence, continuing in a northeasterly direction 728.2 feet to a point; thence, continuing in a northeasterly direction 1,079.2 feet to a point where the rear and side property lines of 1440 Rene Road meet; thence, continuing in a southeasterly direction along the side property line of 1440 Rene Road 441.8 feet to the centerline of Rene Road, being the first mentioned point of beginning.

BEGINNING at a point in the centerline of Spring Mill Road, 70 feet east of the intersection of Spring Mill Road and Spring Mill Lane; thence, continuing in a northeasterly direction 808.8 feet along Spring Mill Road to a point; then southeasterly 1,332.0 feet to a point; thence, continuing in a southwesterly direction 1,910.9 feet to a point; thence, continuing in a southeasterly direction 1,040.4 feet to a point; thence, continuing in a southeasterly direction 325 feet to a point along N. Ithan Avenue; thence, continuing in a southwesterly direction along N. Ithan Avenue 781.9 feet to a point; thence, continuing along Old Gulph Road in a northwesterly direction 2,994.6 feet to a point with the intersection of Creighton Road; thence, continuing along Creighton Road in a northeasterly direction 534.4 feet; thence, continuing in a northeasterly direction along Creighton Road the following two arc distances 316.6 feet and 472.3 feet; thence, continuing in a northeasterly direction along Creighton Road 453.9 feet to a point at the intersection of Farview Road; thence, continuing the following two arc distances along Farview Road northeasterly 247.6 feet and 299.0 feet to a point along Spring Mill Lane; thence, continuing along Spring Mill Lane in a southeasterly direction 755.7 feet to a point at the intersection with Spring Mill Road; thence, continuing in a southwesterly direction along Spring Mill Road 533.0 feet to a point; thence continuing in a southeasterly direction 709.7 feet to a point; thence, continuing in a northeasterly direction 591.6 feet to a point; thence, continuing in a northwesterly direction 712.8 feet to the first mentioned point of beginning.

BEGINNING at a point in the center of Spring Mill Road 285.4 feet northwest of the intersection of Kyneton Road and Spring Mill Road ; thence, continuing in a northeasterly direction from the point of beginning along Spring Mill Road 363.2 feet to a point; thence, continuing in a southeasterly direction 338.8 feet to a point; thence, continuing in a northeasterly direction 277.3 feet to a point along Kyneton Road; thence, continuing in a southeasterly direction 674.2 feet to a point; thence, continuing in a southwesterly direction 543.5 feet to a point; thence, continuing in a northwesterly direction 100 feet to a point; thence, continuing in a northwesterly direction 180.3 feet to a point; thence, continuing in a southwesterly direction 300 feet to a point; thence, continuing in a northwesterly direction 293.5 feet to a point; thence, continuing in a northeasterly direction the following three distances 78.7 feet, 134.1 feet, 146.1 feet to a point; thence, continuing in a northwesterly direction 259.23 feet to the first mentioned point of beginning.

BEGINNING at a point in the bed of Montgomery Avenue 156.3 feet northwest of the intersection of Willowbrook Lane; thence, continuing in a southeasterly direction along Montgomery Avenue 299.8 feet to a point; thence, continuing in a southwesterly direction 425 feet to point; thence, continuing in a northwesterly direction 299.8 feet to a point; thence, continuing in a northeasterly direction 425 feet to the first mentioned point of beginning.

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BEGINNING at a point in the bed of Montgomery Avenue 102.4 feet southeast of the intersection of Clairemont Road; thence, continuing in a northeasterly direction 490.8 feet to a point; thence, continuing in a northeasterly direction 464.3 feet to a point; thence, continuing in a southeasterly direction 599.8 feet to a point; thence, continuing in a southwesterly direction 104.2 feet to a point; thence, continuing in a southeasterly direction 475.7 feet to a point; thence, continuing in a southwesterly direction 191.3 feet to a point; thence, continuing in a southwesterly direction 679.1 feet to a point in the bed of Montgomery Avenue; thence, continuing along Montgomery Avenue in a northwesterly direction 533.1 feet to a point; thence, continuing in a southwesterly direction 219.7 feet to a point; thence, continuing in a southwesterly direction 318.8 feet to a point; thence, continuing in a southeasterly direction 145.5 feet to a point; thence, continuing in a southwesterly direction 380.8 feet to a point; thence, continuing in a southeasterly direction 118 feet to a point; thence, continuing in a southwesterly direction 986.8 feet to a point along County Line Road; thence, continuing along County Line Road in a northwesterly direction 448.6 feet to a point; thence, continuing in a northeasterly direction 650.1 feet to point; thence, continuing in a northwesterly direction 77.2 feet to a point; thence, continuing in a northeasterly direction 175 feet to a point; thence, continuing in a southeasterly direction 80.4 feet to a point; thence, continuing in a northeasterly direction 214.3 feet to a point; thence, continuing in a northeasterly direction 301.9 feet to a point; thence, continuing in a northeasterly direction 258.6 feet to a point; thence, continuing in a southeasterly direction 283.3 feet to a point; thence, continuing in a northeasterly direction 219.3 feet to a point; thence, continuing along Montgomery Avenue in a northwesterly direction 261.2 feet to the first mentioned point of beginning.

BEGINNING at a point in the bed of Old Gulph Road 9 feet southeast of the intersection of Cedar Lane; thence, continuing in a southeasterly direction along Old Gulph Road 614.2 feet to a point; thence, continuing in a southwesterly direction 20 feet to a point; thence, continuing along Old Gulph Road in a southeasterly direction 351.9 feet to a point; thence, continuing in a southwesterly direction 753.9 feet to a point; thence, continuing in a northwesterly direction 299.6 feet to a point; thence, continuing in a northeasterly direction 128.9 feet to a point; thence, continuing in a northwesterly direction 656.1 feet to a point; thence, continuing in a northeasterly direction 614.9 feet to the first mentioned point of beginning.

BEGINNING at a point in the centerline of Lafayette Road, 394.59 feet west of the intersection of Stony Lane and Lafayette Road; thence, continuing in a northeasterly direction 723 feet along Lafayette Road to a point; thence continuing in a northwesterly direction 614.1 feet to a point; thence, continuing in a southwesterly direction 326.8 feet to a point; thence, continuing in a southwesterly direction 343.2 feet to a point; thence, continuing in a southwesterly direction along Stony Lane the arc distance of 185.0 feet to a point; thence, continuing in a southeasterly direction 353.3 feet to the first mentioned point of beginning.

BEGINNING at a point in the centerline of Lafayette Road; 153.7 feet west of the intersection of Stony Lane and Lafayette Road; thence, continuing in a northeasterly direction 2,711.5 feet along Lafayette Road to a point at the intersection of Martins Lane; thence, continuing along Lafayette Road in a northeasterly and southeasterly direction 1,402.0 feet to the intersection of Lafayette and Youngs Ford Road; thence, continuing in a northeasterly direction along Youngs Ford Road 302. 8 feet to a point; thence, continuing in a northwesterly direction 51.5 feet to a

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point; thence, continuing in a northeasterly direction 100 feet to a point; thence, continuing along the Schuylkill Expressway (I-76) in a southeasterly direction 726.2 feet to a point; thence, continuing in a southwesterly direction 486.0 feet to a point in the centerline of Lafayette Road; thence, continuing along Lafayette Road in a southeasterly direction 263.5 feet to a point; thence, continuing in a southwesterly direction along Waverly Road the following arc distance of 309.1 feet to a point; thence, continuing in a northwesterly direction 216.2 feet to a point; thence, continuing in a northerly direction 25 feet to a point; thence, continuing in a northerly direction 192.6 feet to a point; thence, continuing in a southwesterly direction along the following arc distance of 242.3 feet; thence, continuing in a northwesterly direction 182.0 feet to a point; thence, continuing in a southwesterly direction 224. 8 feet to a point; thence, continuing in a southwesterly direction 287.4 feet to a point; thence, continuing in a northwesterly direction 305.4 feet to a point; thence, continuing in a westerly direction 256. 3 feet to a point; thence, continuing in a southwesterly direction 251.2 feet to a point; thence, continuing in a southwesterly direction 219.6 feet; thence, continuing in a southwesterly direction 195.5 feet to a point; thence, continuing in a southeasterly direction 357.9 feet to a point; thence, continuing in a southwesterly direction 1,366.8 feet to a point; thence, continuing in a southeasterly direction 867.3 feet to a point; thence, continuing in a southeasterly direction 470 feet to a point; thence, continuing in a southwesterly direction 337.2 feet to a point; thence, continuing in a southwesterly direction 57.4 feet to a point; thence, continuing in a southwesterly direction 344.5 feet to a point; thence, continuing in a southeasterly direction 452.2 feet to a point in the centerline of Waverly Road; thence, continuing along Waverly Road in a southwesterly direction 802.6 feet to a point at the intersection of Waverly Road and Youngs Ford Road; thence, continuing along the centerline of Youngs Ford Road in a northwesterly direction 1,432.2 feet to a point; thence, continuing in a northeasterly direction 45 feet to a point; thence, continuing in a northwesterly direction 536.6 feet to a point; thence, continuing in a northeasterly direction 437.6 feet to a point; thence, continuing in a northwesterly direction 329.2 feet to a point in the centerline of Youngs Ford Road; thence, continuing in a northeasterly direction along Youngs Ford Road several courses and distances a total of 1,614.6 feet to a point; thence, continuing in a northwesterly direction 561.8 feet to a point; thence, continuing in a southwesterly direction 808.1 feet to a point; thence, continuing in a southwesterly direction 431.3 feet to a point; thence, continuing in a northwesterly direction 635.7 feet to a point, thence, continuing in a southwesterly direction 235 feet to a point; thence, continuing the following three distances in a northwesterly direction 207 feet, 136.8 feet, and 254.1 feet to a point; thence, continuing in a southwesterly direction 87.0 feet to a point; thence, continuing in a northwesterly direction 253.9 feet to the first mentioned point of beginning.

BEGINNING at a point at the northerly intersection of Stony Lane and Lafayette Road; thence, continuing along Lafayette Road in a northeasterly direction 499.5 feet to a point; thence, continuing in a southeasterly direction 446.4 feet to a point; thence, continuing in a southeasterly direction 239.8 feet to a point; thence, continuing in a southwesterly 135.4 feet to a point; thence, continuing in a southwesterly direction 21.7 feet to a point; thence, continuing in a northwesterly direction 201.5 feet to a point; thence, continuing in a westerly direction 459.1 feet to a point in the center of Stony Lane; thence, continuing along Stony Lane in a northwesterly direction 356.5 feet to the first mentioned point of beginning.

BEGINNING at a point at the southerly intersection of Stony Lane and Lafayette Road, thence,

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continuing along Stony Lane in a southeasterly direction 1,662.8 feet to a point; thence, continuing in a southwesterly direction 9.5 feet to a point; thence, continuing in a southeasterly direction 179.2 feet to a point; thence, continuing in a northeasterly direction 15 feet to a point; thence, continuing in a southwesterly direction 58.2 feet to a point at the intersection of the centerlines of Henry Lane and Stony Lane; thence, continuing along Stony Lane in a northeasterly direction 239.9 feet to a point; thence, continuing in a northeasterly direction 105.2 feet to a point; thence, continuing in a southeasterly direction along Stony Lane 760.4 feet to a point at the intersection of Stony Lane and Youngs Ford Road; thence, continuing in a southwesterly direction 354.6 feet to a point; thence, continuing in a northwesterly direction 115.6 feet to a point; thence, continuing in a southwesterly direction 110 feet to a point; thence, continuing in a northwesterly direction 155.8 feet to a point; thence, continuing in a southwesterly direction 212.6 feet; then continuing southwesterly 106.9 feet to a point; thence, continuing in a southeasterly direction 178.8 feet to a point; thence, continuing in a southwesterly direction 67.1 feet to a point; thence, continuing in a southwesterly direction 436.5 feet to a point in the centerline of Conshohocken State Road (PA-23); thence, continuing along Conshohocken State Road in a northwesterly and southwesterly direction 1,480.4 feet to a point; thence, continuing in a southwesterly direction 507.3 feet to a point; thence, continuing in a southeasterly direction 1,107.4 feet to a point; thence, continuing in a southwesterly direction 303.5 feet to a point; thence, continuing in a southwesterly direction 67.5 feet to a point; thence, continuing in a southwesterly direction 52.1 feet to a point along Rock Creek Road; thence, continuing along Rock Creek Road in a southwesterly direction the following arc distance of 179.9 feet to the intersection of Rock Creek Road and Muirfield Road; thence, continuing in a southwesterly direction along Muirfield Road 286.6 feet to a point; thence, continuing in a northwesterly direction 118.7 feet to a point; thence, continuing in a northwesterly direction 25.5 feet; thence, continuing in a northwesterly direction 194.6 feet to a point; thence, continuing in a southwesterly direction 2.42 feet; thence, continuing in a northwesterly direction 277.8 feet to a point; thence, continuing in a northwesterly direction the following arc distance of 170.8 feet to a point; thence, continuing in a northerly direction 10 feet to a point at the centerline of Rock Creek Road; thence, continuing along Rock Creek Road in a southwesterly direction 741.7 feet to a point; thence, continuing in a northwesterly direction 627.5 feet to a point; thence, continuing in a southwesterly direction 708.3 feet to a point along Mt. Pleasant Road; thence, continuing in a southeasterly direction along Mt. Pleasant Road 528.1 feet to a point at the intersection of Mt. Pleasant Road and Harriton Road; thence, continuing along Harriton Road in a southwesterly direction 1,031.2 feet to a point; thence, continuing in a northwesterly direction 601.6 feet to a point; thence, continuing in a northeasterly direction 394.5 feet to a point; thence, continuing in a northwesterly direction 342.5 feet to a point; thence, continuing in a northeasterly direction 70 feet to a point; thence, continuing in a northwesterly direction 391.4 feet to a point along Lafayette Road; thence, continuing in a northeasterly direction along Lafayette Road 96.7 feet to a point; thence, continuing in a northeasterly direction along Lafayette Road 216.9 feet to a point; thence, continuing in a southeasterly direction 443.2 feet to a point; thence, continuing in a southerly direction 79 feet to a point; thence, continuing in a northeasterly direction 25.1 feet to a point; thence, continuing in a southeasterly direction 187.8 feet to a point; thence, continuing in a northeasterly direction 205.9 feet to a point along Mt. Pleasant Road; thence, continuing along Mt. Pleasant Road in a northeasterly direction 684.1 feet to a point; thence, continuing in a southeasterly direction 153.8 feet to a point; thence, continuing in a northwesterly direction 123.7 feet to a point; thence, continuing in a northeasterly direction 318.2 feet to a point; thence,

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continuing in a northwesterly direction 400.6 feet to a point along Barberry Road; thence, continuing along Barberry Road in a northeasterly direction 104 feet to a point; thence, continuing in a northwesterly direction 337.7 feet to a point; thence, continuing in a northeasterly direction 407.9 feet to a point; thence continuing in a northwesterly direction 726.2 feet to a point along Lafayette Road; thence, continuing along Lafayette Road in a northeasterly direction 25 feet to a point; thence, continuing in a southeasterly direction 394.9 feet to a point; thence, continuing in a northeasterly direction 498.5 feet to a point; thence, continuing in a southeasterly direction 395.9 feet to a point; thence, continuing in a northeasterly direction 448.4 feet to a point along Conshohocken State Road; then south along Conshohocken State Road 559.5 feet to a point at the intersection of Country Club Road; thence, continuing along Country Club Road in a northeasterly direction 799.2 feet to a point; thence, continuing in a southeasterly 371.2 feet to a point; thence, continuing in a northeasterly direction 377.9 feet to a point; thence, continuing in a northwesterly direction 596.9 feet to a point; thence, continuing in a northeasterly direction 81.4 feet to a point; thence, continuing in a northwesterly direction 589.4 feet to a point; thence, continuing in a northeasterly along the edge of Lafayette Road 348.9 feet to the first mentioned point of beginning.

BEGINNING at a point in the intersection of Morris Avenue and Williamson Road; thence, continuing along Morris Avenue in a northwesterly direction 52.6 feet to a point; thence, continuing in a northeasterly direction 777 feet to a point; thence, continuing in a southeasterly direction 393.8 feet to a point at the centerline of Williamson Road; thence, continuing along Williamson Road in a northeasterly direction the following three distances 412.2 feet, 357.5 feet, 586.1 feet to a point; thence, continuing in a northerly direction 248 feet to a point; thence, continuing in a northeasterly direction 108 feet to a point, thence, continuing in a southeasterly direction 87.2 feet to a point; thence, continuing in a northeasterly direction 195.0 feet to a point; thence, continuing in a southeasterly direction 192 feet to a point; thence, continuing in a southeasterly direction 214.6 feet to a point along Williamson Road; thence, continuing in a northeasterly direction along Williamson Road 69.4 feet to a point; thence, continuing in a southwesterly direction 220.4 feet to a point; thence, continuing in a northwesterly direction 35 feet to a point; thence, continuing in a southeasterly direction 271.5 feet to a point; thence, continuing in a southeasterly direction 125.7 feet to a point at the centerline of Black Rock Road; thence, continuing in a southwesterly direction along the said centerline 20 feet to a point; thence, continuing in a southwesterly direction along the said centerline 328.0 feet to a point at the intersection of Black Rock Road and Dove Lake Road; thence, continuing in a southeasterly direction along Dove Lake Road the following distances 237.9 feet, 167.9 feet, 260.6 feet, 130.5 feet, 122.2 feet, 172.1 feet, 215.0 feet to a point; thence, continuing in a northerly direction 275.7 feet to a point; thence, continuing in a northwesterly direction 29 feet to a point; thence, continuing in a northeasterly direction 262.4 feet to a point at the centerline of Williamson Road; thence, continuing in an easterly direction along Williamson Road the following three distances 41.2 feet, 204.3 feet, 180.6 feet to a point; thence, continuing in a southerly direction 25 feet to a point, thence, continuing in a northeasterly direction 83.6 feet to a point; thence, continuing in a southeasterly direction the following arc distance of 144.9 feet to a point; thence, continuing in a southerly direction along Williamson Road 305.7 feet to a point; thence, continuing in a southerly direction 41.3 feet; thence, continuing in a southerly direction 208.8 feet to a point; thence, continuing in a southerly direction 102.9 feet to a point; thence, continuing in a southwesterly direction 211.5 feet to a point along Dove Lake Road; thence, continuing in a

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southeasterly direction along Dove Lake Road 423 feet to a point; thence, continuing in a southeasterly direction 123.5 feet to a point along Williamson Road; thence, continuing along Williamson Road in a southeasterly direction the following three distances 144.1 feet, 170.3 feet, 126.3 feet to a point approximately at the intersection of Williamson Road and Old Gulph Road; thence, continuing in a southeasterly direction along Old Gulph Road 37.3 feet; thence, continuing in a southeasterly direction along Old Gulph Road 109.9 feet to a point; thence, continuing in a southeasterly direction along Old Gulph Road 227.1 feet to a point; thence, continuing in a southwesterly direction 397.7 feet to a point; thence, continuing in a northwesterly direction 334.4 feet to a point; thence, continuing in a southwesterly direction 60.6 feet to a point; thence, continuing in a northwesterly direction the following arc distance of 146.8 feet to a point; thence, continuing in a northwesterly direction 37.7 feet to a point; thence, continuing in a southwesterly direction 285.88 to a point; thence, continuing in a southwesterly direction 107.5 feet to a point along Mulberry Lane; thence, continuing in a northwesterly direction along Mulberry Lane 322.3 feet to a point at the intersection of Old Gulph Road; thence, continuing in a northwesterly direction 76.3 along Old Gulph Road feet to a point; thence, continuing along Old Gulph Road in a northwesterly direction 832.8 feet to a point; thence, continuing in a southwesterly 16 feet to a point; thence, continuing in a northwesterly direction 71.6 feet to a point; thence, continuing in a northeasterly direction 41.6 feet to a point; thence, continuing in a northeasterly direction 166.5 feet to a point; thence, continuing in a northwesterly direction the following two distances 195.6 feet and 168.3 feet to a point; thence, continuing in a southwesterly direction 241.9 feet to a point in the bed of Old Gulph Road; thence, continuing along Old Gulph Road in a northwesterly direction 31.3 feet to a point; thence, continuing in a northeasterly direction 245.4 feet to a point; thence, continuing in a northwesterly direction 198.9 feet to a point; thence, continuing in a northwesterly direction 500.8 feet to a point along Black Rock Road; thence, continuing in a southwesterly direction along Black Rock Road 75.5 feet to a point; thence, continuing in a northwesterly direction 234.8 feet to a point; thence, continuing in a northwesterly direction 417.0 feet to a point; thence, continuing in a southwesterly direction the following five distances 207.6 feet, 51.8 feet, 308.8 feet, 115 feet, 80.3 feet to a point; thence, continuing in a northwesterly direction 1,153 feet to a point; thence, continuing in a northwesterly direction 154 feet to a point; thence, continuing in a westerly direction 230.6 feet to a point along Morris Avenue; thence, continuing in a northeasterly direction 144 feet to the intersection of Morris Avenue and Williamson Road, being the first mentioned point of beginning.

BEGINNING at a point along W. Old Gulph Road 120.7 feet southeast of the intersection of Mill Creek and Old Gulph Road thence, continuing in a southeasterly direction along W. Old Gulph Road 147.2 feet to a point; thence, continuing in a southeasterly direction along W. Old Gulph Road 221.4 feet to a point; thence, continuing in a southeasterly direction along W. Old Gulph Road 311.8 feet to a point; thence, continuing along W. Old Gulph Road in a southeasterly direction 392. 4 feet to a point; thence, continuing along E. Old Gulph Road in a southeasterly direction 42.1 feet to a point; thence, continuing in a southeasterly direction along E. Old Gulph Road 288.1 feet to a point; thence, continuing along E. Old Gulph Road in a southeasterly direction 190.6 feet to a point; thence, continuing in a southwesterly direction 217.2 feet to a point; thence, continuing in a southeasterly direction 201.4 feet to a point; thence, continuing in a northeasterly direction the following arc distance 91.4 feet; thence, continuing in a northeasterly direction 166.9 feet to a point at E. Old Gulph Road; thence, continuing along E.

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Old Gulph Road in a northwesterly direction 64.10 feet to a point; thence, continuing in a southwesterly direction 217 feet to a point; thence, continuing in a southeasterly direction 263.8 feet to a point; thence, continuing in a southeasterly direction 148. 5 feet to a point; thence, continuing in a southeasterly direction 350.7 feet to a point; thence, continuing in a southwesterly direction 294.5 feet to a point; thence, continuing in a northwesterly direction 35 feet to a point; thence, continuing in a southwesterly direction 59.0 feet to a point; thence, continuing in a southeasterly direction 864.5 feet to a point; thence, continuing in a southeasterly direction 250.0 feet to a point along Gypsy Lane; thence, continuing in a southerly direction along Gypsy Lane 346.2 feet to a point; thence, continuing in a southeasterly direction along Gypsy Lane 199.2 feet to a point; thence, continuing in a southwesterly direction 301 feet to a point; thence, continuing in a northwesterly direction 1,242.6 feet to a point; thence, continuing in a southwesterly direction 756.7 feet to a point; thence, continuing in a northwesterly direction 208.3 feet to a point; thence, continuing in a southwesterly direction 194.7 feet to a point; thence, continuing in a southwesterly direction the following arc distance of 111.2 feet to a point along Cherry Lane; thence, continuing in a northwesterly direction along Cherry Lane 235.8 feet to a point; thence, continuing in a northeasterly direction 575.6 feet to a point; thence, continuing in a northwesterly direction 206.4 feet to a point; thence, continuing in a northeasterly direction 666.3 feet to a point; thence, continuing in a northwesterly direction 372.3 feet to a point; thence, continuing in a southwesterly direction 314.0 feet to a point; thence, continuing in a southwesterly direction 226.7 feet to a point; thence, continuing in a southwesterly direction 471.4 feet to a point; thence, continuing in a southwesterly direction the following five distances 183.3 feet, 48.6 feet, 70.3 feet, 48.4 feet, 57.8 feet to a point; thence, continuing in a southwesterly direction 24.1 feet to a point along Cherry Lane; thence, continuing along Cherry Lane in a northwesterly direction 393 feet to the intersection of Cherry Lane, Glenn Road and Mill Creek Road; thence, continuing along Mill Creek Road in a northeasterly direction 140.7 feet to a point; thence, continuing in a northwesterly direction 325.6 feet to a point; thence, continuing in a northeasterly direction 141.2 feet to a point; thence, continuing in a northeasterly direction 227.7 feet to a point; thence, continuing in a northwesterly direction 248.3 feet to a point; thence, continuing in a northeasterly direction 93.4 feet to a point; thence, continuing in a northwesterly 59.3 feet to a point along Grays Lane; thence, continuing along Grays Lane in a northeasterly direction 42.8 feet to a point; thence, continuing along Grays Lane in a southeasterly direction 393.9 feet to a point; thence, continuing along Grays Lane in a southerly direction 354.9 feet to the intersection of Mill Creek Road; thence, continuing along Mill Creek Road in a northeasterly direction68 feet to a point; thence, continuing in a southeasterly direction 167.2 feet to a point; thence, continuing in a northeasterly direction 44.7 feet to a point; thence, continuing in a northeasterly direction 46.5 feet to a point; thence, continuing in a northeasterly direction 149.2 feet to a point; thence, continuing in a southeasterly direction 168.9 feet to a point; thence, continuing in a southeasterly direction 157.2 feet to a point; thence, continuing in a southeasterly direction 20.9 feet to a point; thence, continuing in a northeasterly direction 495.7 feet to a point; thence, continuing in a northwesterly direction 33.6 feet to a point; thence, continuing in a northeasterly direction 145.2 feet to a point; thence, continuing in a northwesterly direction 179.9 feet to a point; thence, continuing in a northeasterly direction 70.2 feet to a point; thence, continuing in a northwesterly direction 144.2 feet to a point; thence, continuing in a northwesterly direction 398.2 feet to a point along Mill Creek Road; thence, continuing along Mill Creek Road in a northwesterly direction 538 feet to a point; thence, continuing in a southeasterly direction 35 feet to a point; thence, continuing in a

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northeasterly direction 250.6 feet to the first mentioned point of beginning.

BEGINNING at a point in the centerline of Merion Square Road 158 feet southwest of the intersection of Glenmoor Road and Merion Square Road; thence continuing along such road in a northeasterly direction 607.9 feet to a point; thence, continuing along Merion Square Road in a northeasterly direction 1,064.1 feet to a point; thence, continuing in a southeasterly direction 44.9 feet to a point; thence, continuing in a northeasterly direction 271 feet to a point; thence, continuing in a northeasterly direction 153.1 feet to a point; thence, continuing in a southeasterly direction 228 feet to a point; thence, continuing in an easterly direction 283.3 feet to a point; thence, continuing in a northeasterly direction 270.3 feet to a point; thence, continuing in a southeasterly direction 52 feet to a point; thence, continuing in a northeasterly direction 495.4 feet to a point at the intersection of Greaves Lane and Righters Mill Road; thence, continuing in a northwesterly direction along Righters Mill Road 441.6 feet to a point; thence, continuing in a northeasterly direction 646.5 feet to a point along Conshohocken State Road (PA-23); thence, continuing along Conshohocken State Road (PA-23) in a southwesterly direction 297 feet to a point; thence, continuing along Conshohocken State Road in a southeasterly direction 391.8 feet to a point; thence, continuing in a northeasterly direction 541.7 feet to a point; thence, continuing in a northwesterly direction 710 feet to a point; thence, continuing in a southwesterly direction 70.4 feet to a point; thence, continuing in a northeasterly direction 141.3 feet to a point; thence, continuing in a northeasterly direction 53 feet to a point; thence, continuing in a southwesterly direction 64.2 feet to a point; thence, continuing in a southwesterly direction 133.5 feet to a point; thence, continuing in a northeasterly direction 208 feet to a point; thence, continuing in a southeasterly direction 123 feet to a point; thence, continuing in a northwesterly direction 311 feet to a point; thence, continuing in a northwesterly direction 619.9 feet to a point; thence, continuing in a northeasterly direction 423.3 feet to a point along Maple Hill Road; thence, continuing along Maple Hill Road in a northwesterly direction 710.3 feet to the intersection with Rose Glen Road; thence, continuing along Rose Glen Road in a southeasterly direction 432.4 feet to a point; thence, continuing along Rose Glen Road in a southeasterly direction 183.8 feet to a point; thence, continuing along Rose Glen Road in a southeasterly direction 159.8 feet to a point; thence, continuing along Rose Glen Road in a southeasterly direction 120 feet to a point; thence, continuing along Rose Glen Road in a southeasterly direction 199.7 feet to a point; thence, continuing along Rose Glen Road in a northeasterly direction 119 feet to a point; thence, continuing along Rose Glen Road in a northeasterly direction 453.9 feet to a point; thence, continuing along Rose Glen Road in a northeasterly direction 173. 8 feet to a point; thence, continuing along Rose Glen Road in a northwesterly direction 105.8 feet to a point; thence, continuing along Rose Glen Road in a northwesterly direction 119.4 feet to a point; thence, continuing along Rose Glen Road in a northeasterly direction 131. 2 feet to a point; thence, continuing along Rose Glen Road in a northeasterly direction 142. 2 feet to a point; thence, continuing in a northwesterly direction 319.7 feet to a point; thence, continuing in a northeasterly direction 245 feet to a point; thence, continuing in a northwesterly direction 166 feet to a point; thence, continuing in a northeasterly direction 200 feet to a point; thence, continuing in a northwesterly direction 761.9 feet to a point along Monk Road; thence, continuing along Monk Road in a southwesterly direction 1,477.7 feet to a point at the intersection of the Abbey Lane right-of-way; thence, continuing along the Abbey Lane right-of-way in a northwesterly direction 724.8 feet to a point; thence, continuing along the Abbey Lane right-of-way in a northeasterly direction 589 feet to a point; thence, continuing along the said right-of-way in a northeasterly

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direction 277.2 feet to a point; thence, continuing in a southeasterly direction 25.9 feet to a point; thence, continuing in a northeasterly direction along the Abbey Lane right-of-way 127.8 feet to a point; thence, continuing in a northeasterly direction along the Abbey Lane right-of-way 151.7 feet to a point; thence, continuing along Abbey Lane the following three arc distances 134.8 feet, 62.5 feet, and 85 feet to a point; thence, continuing in a northeasterly direction 91.2 feet to a point at the intersection of Briar Hill Road; thence, continuing in a northeasterly direction 280 feet along Briar Hill Road to a point; thence, continuing in a southeasterly direction 298.8 feet to a point; thence, continuing in a northeasterly direction 676.6 feet to a point; thence, continuing in a northeasterly direction 391.3 feet to a point; thence, continuing in a southeasterly direction 286.6 feet to a point; thence, continuing in a southeasterly direction 89.1 feet to a point; thence, continuing in a northeasterly direction 51.6 feet to a point; thence, continuing in a northeasterly direction 313.1 feet to a point; thence, continuing in a northeasterly direction 74.4 feet to a point; thence, continuing in a northeasterly direction 288.1 feet to a point along the Schuylkill Expressway (I-76); thence, continuing in a southeasterly direction along the Schuylkill Expressway (I-76) 1,685 feet to a point; thence, continuing in a southwesterly direction the following four distances 78 feet, 50 feet, 60 feet, and 60 feet to a point; thence, continuing in a southwesterly direction 76.9 feet to a point along Old Monk Road; thence, continuing in a southwesterly direction along Old Monk Road 373.7 feet to a point at the intersection of Monk Road; thence, continuing in a northwesterly direction along Monk Road 110 feet to a point; thence, continuing in a southeasterly direction 1,165.7 feet to a point; thence, continuing in a northeasterly direction 310.8 feet to a point; thence, continuing in a northeasterly direction 354 feet to a point; thence, continuing in a southeasterly direction along the Schuylkill Expressway (I-76) the following five distances 427.7 feet, 353.5 feet, 1,092.7 feet, 209.3 feet, 470.2 feet to a point at the intersection of Hollow Road; thence, continuing in a southwesterly direction along Hollow Road 1,412.9 feet to a point at the intersection of Hagys Ford Road; thence, continuing in a northwesterly direction along Hagys Ford Road 362 feet to a point; thence, continuing in a northwesterly direction along Hagys Ford Road the arc distance of 385 feet to a point; thence, continuing in a northeasterly direction 266.2 feet to a point; thence, continuing in a northeasterly direction 882.1 feet to a point; thence, continuing in a northwesterly direction 806.2 feet to a point; thence, continuing in a southwesterly direction 1,350 feet to a point; thence, continuing in a southwesterly direction 721.5 feet to a point; thence, continuing in a southeasterly direction 406.2 feet to a point; thence, continuing in a southwesterly direction 647.8 feet to a point; thence, continuing in a southerly direction 259.4 feet to a point; thence, continuing in a southwesterly direction 1,296.8 feet to a point; thence, continuing in a southeasterly direction 888.7 feet to a point at the centerline of Hollow Road; thence, continuing in a southwesterly direction along Hollow Road 261.4 feet to a point at the intersection of Conshohocken State Road (PA-23); thence, continuing in a southeasterly direction along Conshohocken State Road (PA-23) 216.8 feet to a point; thence, continuing in a southwesterly direction 385.3 feet to a point; thence, continuing in a southwesterly direction 175.6 feet to a point; thence, continuing in a southwesterly direction 135.8 feet to a point at the centerline of Fairview Road; thence, continuing in a northwesterly direction along Fairview Road 259. 9 feet to a point; thence, continuing in a northeasterly direction 369.3 feet to a point; thence, continuing in a northwesterly direction 289.1 feet to a point; thence, continuing in a northeasterly direction 85.2 feet to a point; thence, continuing in a northwesterly direction 115.6 feet to a point; thence, continuing in a southwesterly direction 33.9 feet to a point; thence, continuing in a southwesterly direction 34.2 feet to a point; thence, continuing in a northwesterly direction 150 feet to a point; thence,

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continuing in a southwesterly direction 390.7 feet to a point at the centerline of Fairview Road; thence, continuing in a southeasterly direction along Fairview Road 148 feet to a point; thence, continuing in a southwesterly direction 265.9 feet to a point; thence, continuing in a southeasterly direction 187.2 feet to a point; thence, continuing in a northeasterly direction 265 feet to a point along Fairview Road; thence, continuing in a southeasterly direction along Fairview Road 1,012.8 feet to a point; thence, continuing in a southwesterly direction 416 feet to a point; thence, continuing in a northeasterly direction 15 feet to a point; thence, continuing in a southwesterly direction 211.4 feet to a point; thence, continuing in a southeasterly direction 95.7 feet to a point; thence, continuing in a southwesterly direction 161.5 feet to a point; thence, continuing in a northwesterly direction 223.1 feet to a point; thence, continuing in a southwesterly direction 190.6 feet to a point; thence, continuing in a southeasterly direction 410.9 feet to a point along Summit Road; thence, continuing in a southwesterly direction along Summit Road 23 feet to a point; thence, continuing in a northwesterly direction 470.3 feet to a point; thence, continuing in a southwesterly direction 1,308 feet to a point along Righters Mill Road; thence, continuing in a northeasterly direction along Righters Mill Road 265.8 feet to a point; thence, continuing in a northwesterly direction 166.5 feet to a point; thence, continuing in a southwesterly direction 233.9 feet to a point; thence, continuing in a southwesterly direction 593.1 feet to a point; thence, continuing in a southeasterly direction 114.8 feet to a point; then southwesterly 73.8 feet to a point; thence, continuing in a southeasterly direction 23 feet to a point; thence, continuing in a southeasterly direction 45.6 feet to a point; thence, continuing in a southeasterly direction 604.4 feet to a point; thence, continuing in a northeasterly direction 708.7 feet to a point along Righters Mill Road; thence, continuing in a southeasterly direction along Righters Mill Road 231.2 feet to a point; thence, continuing in a southwesterly direction 216.8 feet to a point; thence, continuing in a southeasterly direction 143.5 feet to a point; thence, continuing in a southwesterly direction 1,175.7 feet to a point; thence, continuing in a southwesterly direction 109 feet to a point along Old Gulph Road; thence, continuing in a northwesterly direction along Old Gulph Road 105.4 feet to a point; thence, continuing in a northeasterly direction the following four distances 83.6 feet, 95.4 feet, 120.5 feet, 28.17 feet to a point; thence, continuing in a northwesterly direction 152.3 feet to a point; thence, continuing in a northwesterly direction 96.6 feet to a point; thence, continuing in a southwesterly direction 179.9 feet to a point; thence, continuing in a southwesterly direction 50.3 feet to a point; thence, continuing in a southwesterly direction 107.6 feet to a point; thence, continuing in a southwesterly direction 60.2 feet to a point; thence, continuing in a northwesterly direction along Old Gulph Road 20 feet to a point; thence, continuing in a northeasterly direction 64.1 feet to a point; thence, continuing in a northeasterly direction 116.7 feet to a point; thence, continuing in a northwesterly direction 238. 6 feet to a point; thence, continuing in a southwesterly direction 280.5 feet to a point; thence, continuing in a southwesterly direction 125 feet to a point; thence, continuing in a northwesterly direction along Old Gulph Road 50.7 feet to a point; thence, continuing in a northeasterly direction 141.8 feet to a point; thence, continuing in a northeasterly direction 95.6 feet to a point; thence, continuing in a northwesterly direction 157.9 feet to a point; thence, continuing in a southwesterly direction 279.9 feet to a point; thence, continuing in a northwesterly direction along Old Gulph Road 51.5 feet to a point; thence, continuing in a northeasterly direction 230.2 feet to a point; thence, continuing in a northwesterly direction 278 feet to a point; thence, continuing in a southwesterly direction 138 feet to a point; thence, continuing in a southwesterly direction 180.3 feet to a point; thence, continuing in a southwesterly direction 202.1 feet to a point; thence, continuing in a southeasterly direction 25

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feet to a point; thence, continuing in a northwesterly direction along Old Gulph Road 25 feet to a point; thence, continuing in a northwesterly direction along Old Gulph Road 145.9 feet to a point; thence, continuing along E. Old Gulph Road in a northwesterly direction 190.6 feet to a point; thence, continuing in a northwesterly direction along Old Gulph Road 288.1 feet to a point; thence, continuing 42.1 feet to a point; thence, continuing in a northeasterly along Mill Creek Road 502.5 feet to a point; thence continuing along Mill Creek Road in a northeasterly direction 700.8 feet to a point; thence, continuing along Mill Creek Road in a northeasterly direction the following arc distance 145.8 feet to a point; thence, continuing in a northeasterly direction along Mill Creek Road 29.2 feet to a point; thence, continuing in a northwesterly direction 209.2 feet to a point; thence, continuing in a northwesterly direction 890.0 feet to a point; thence, continuing in a southwesterly direction along Dodds Lane 132.9 feet to a point; thence, continuing in a northwesterly direction 304. 8 feet to a point; thence, continuing in a northwesterly direction 525.7 feet to a point; thence, continuing in a southwesterly direction 456.9 feet to a point; thence, continuing in a southwesterly direction 216.3 feet to a point; thence, continuing in a southeasterly direction 844.6 feet to a point; thence, continuing in a northeasterly direction along Dodds Lane 245.9 feet, thence, continuing in a southeasterly direction the following arc distance of 59.9 feet to a point; thence, continuing in a southeasterly direction 505.8 feet to a point; thence, continuing in a southwesterly direction 403.1 feet to a point; thence, continuing in a southeasterly direction 23.8 feet to a point; thence, continuing in a southwesterly direction 12.8 feet to a point; thence, continuing in a southwesterly direction the following two arc distances 119.2 feet, 87.9 feet to a point; thence, continuing in a southwesterly direction 160.9 feet to a point; thence, continuing in a southwesterly direction 184.4 feet to a point; thence, continuing in a northwesterly direction 47 feet to a point; thence, continuing in a southwesterly direction 123.8 feet to a point; thence, continuing in a southwesterly direction 46.6 feet to a point; thence, continuing in a southwesterly direction 171.5 feet to a point; thence, continuing in a northwesterly direction 72 feet to a point; thence, continuing in a northwesterly direction 268.7 feet to a point; thence, continuing in a southwesterly direction 333.2 feet to a point along W. Old Gulph Road; thence, continuing in a northwesterly direction along W. Old Gulph Road 142.3 feet to the point; thence, continuing in a northwesterly direction 139.1 feet to a point; thence, continuing in a northeasterly direction 105.1 feet to a point; thence, continuing in a northeasterly direction 112.1 feet to a point; thence, continuing in a northwesterly direction 138.2 feet to a point along Dodds Lane; thence, continuing in a southwesterly direction along Dodds Lane 209.4 feet to a point at the intersection of Old Gulph Road; thence, continuing in a northwesterly direction along Old Gulph Road 652.8 feet to a point; thence, continuing in a northeasterly direction 78.6 feet to a point, thence, continuing in a northeasterly direction 64.6 feet to a point; thence, continuing in a northeasterly direction 23 feet to a point; thence, continuing in a northeasterly direction 80.7 feet to a point; thence, continuing in a northwesterly direction 25 feet to a point; thence, continuing in a northeasterly direction 610.3 feet to a point; thence, continuing in a northwesterly direction 105.7 feet to a point, thence, continuing in a northwesterly direction 462.9 feet to a point; thence, continuing in a northerly direction 60 feet to a point; thence, continuing in a northwesterly direction 90 feet to the centerline of Merion Square Road, being the first mentioned point of beginning.

BEGINNING at the northerly intersection of Merion Road and Civic Circle; thence, continuing along Merion Road in a southwesterly direction 830.4 feet to a point; thence, continuing in a southeasterly direction 539.1 feet to a point; thence, continuing in a southeasterly direction 552

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feet to a point; thence, continuing in a southeasterly direction 119.1 feet to a point; thence, continuing in a southwesterly direction 262 feet to a point; thence, continuing in a northwesterly direction 376.7 feet to a point; thence, continuing in a northwesterly direction 713.7 feet to a point; thence, continuing in a northwesterly direction 106.3 feet to a point; thence, continuing in a southwesterly direction 155.9 feet to a point; thence, continuing in a northwesterly direction along Idris Road 1,009.4 feet to a point; thence continuing northeasterly 22.8 feet to a point; thence continuing in a northeasterly direction 22 feet to a point; thence, continuing in a northeasterly 100.5 feet to a point; thence, continuing in a northeasterly direction 222 feet to a point; thence, continuing in a southeasterly direction 26.1 feet to a point; thence, continuing in a northeasterly direction 211.9 feet to the intersection of Merion Road and Civic Circle, being the first mentioned point of beginning.

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2. LDR2 Low Density Residential District

LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 001E089 007C029 010B041 012A126 002E185 007C085 010C020 012B053 001E092 007C031 010B047 012A127 002E186 007C086 010C021 012B054 001E093 007C032 010B049 012A128 002E187 007C087 010C022 012B055 001E094 007C033 010B052 012A129 002E188 007C088 010C023 012B056 001E095 007C034 010B053 012A131 002E189 007C089 010C024 012B057 001E099 007C035 010B055 012A132 002E190 007C090 010C025 012B058 001E101 007C036 010B056 012A133 002E191 007C092 010C026 012B059 001E102 007C037 010B057 012A135 002E192 007C093 010C027 012B060 001E103 007C038 010B060 012A136 002E193 007C094 010C028 012B062 001E104 007C039 010B061 012B001 002E194 007C095 010C029 012B063 001E105 007C040 010B065 012B002 002E195 007C096 010C030 012B064 001E107 007C041 010B076 012B003 002E196 007C097 010C031 012B065 001E108 007C042 010B077 012B004 002E197 007C098 010C032 012B066 001E116 007C043 010B078 012B010 002E201 007C099 010C033 012B067 001E117 007C044 010B079 012B011 002E202 007C100 010C034 012B114 001F153 007C045 010B082 012B012 002E203 007C101 010C035 012C006 001F154 007C046 010B083 012B013 002E204 007C102 010C036 012C008 001F155 007C047 010B084 012B014 002E210 007C103 010C037 012C013 001F156 007C048 010B085 012B015 002E212 007C104 010C038 012C014 001F157 007C049 010B086 012B016 002E215 007C105 010C039 012C015 001F158 007C050 010B087 012B017 002E229 007C106 010C040 012C016 001F348 007C051 010B088 012B018 002E255 007C108 010C041 012C017 001F363 007C052 010B089 012B019 002E262 007C109 010C042 012C018 001F364 007C053 010B090 012B020 002E263 007C110 010C043 012C019 001F365 007C054 010B091 012B021 002E264 007C111 010C044 012C020 001F366 007C055 010B092 012B022 002E265 007C112 010C045 012C021 001F456 007C056 010B097 012B023 002E266 007C113 010C046 012C022 001F457 007C057 010B098 012B024 002E271 007C114 010C047 012C023 001F458 007C058 010B099 012B025 002E273 007C115 010C048 012C024 001F459 007C059 010B100 012B026 002E274 007C117 010C049 012C025 002C014 007C060 010B101 012B027 002E275 007C118 010C050 012C026 002C022 007C061 010B102 012B028 002F065 007C119 010C051 012C027 002C023 007C062 010C001 012B029 002F066 007C121 010C052 012C028 002C024 007C063 010C002 012B030 002F067 007C122 010C053 012C029 002C032 007C064 010C004 012B031 002F070 007C123 010C054 012C030 002C033 007C065 010C005 012B032 002F073 007C128 010C055 012C031 002C034 007C066 010C006 012B033 002F074 007C129 010C056 012C032 002C038 007C067 010C007 012B034 002F075 007C130 010C057 012C033 002C039 007C068 010C008 012B035 002F077 007C131 010C058 012C035 002C062 007C069 010C009 012B036 002F078 007C132 010C060 012C036 002C063 007C070 010C010 012B044 002F262 007C133 010C061 012C037 002C168 007C077 010C011 012B045 002F265 007C135 010C062 012C038 002C195 007C078 010C013 012B046 002F268 007C137 010C063 012C039 002C221 007C079 010C014 012B047 002F269 007C138 010C065 012C040 002C225 007C080 010C015 012B048 002F272 007C139 010C066 012C041 002C226 007C081 010C016 012B049 002F273 007C140 010C067 012C042 002E038 007C082 010C017 012B050 002F274 007C141 010C068 012C044 002E039 007C083 010C018 012B051 002F275 007C143 010C069 012C045 002E046 007C084 010C019 012B052 002F276 007C144 010C076 012C047 002F277 007C145 010C077 012C048

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LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 002F278 007C146 010C078 012C049 004G006 007D071 010C148 012D022 002F279 007C147 010C079 012C050 004G041 007D072 010C149 012D023 002F281 007C148 010C081 012C051 004G043 007D073 010C150 012D024 002F283 007C149 010C082 012C052 004G049 007D074 010C151 012D025 002F284 007C150 010C083 012C053 004G105 007D075 010C152 012D026 002F316 007C151 010C092 012C054 004G121 007D076 010C153 012D027 002F317 007C152 010C093 012C055 004G131 007D077 010C154 012D028 002F319 007C153 010C094 012C056 004G151 007D078 010C155 012D029 002F323 007C154 010C096 012C057 004G166 007D079 010C156 012D030 002F324 007C155 010C099 012C058 004G205 007D080 010C157 012D031 002F325 007C156 010C100 012C059 004G240 007D081 010C158 012D032 002F326 007D001 010C103 012C060 004G241 007D082 010D001 012D033 002F327 007D002 010C104 012C061 004G248 007D083 010D002 012D034 002F328 007D004 010C105 012C062 004G262 007D084 010D003 012D037 002F339 007D005 010C106 012C063 004G263 007D085 010D004 012D038 002F340 007D008 010C107 012C064 004G341 007D086 010D005 012D039 002F342 007D012 010C108 012C065 004G342 007D087 010D006 012D041 002F343 007D020 010C109 012C066 004G343 007D088 010D008 012D048 002F347 007D022 010C110 012C067 004G344 007D089 010D009 012D050 002F353 007D023 010C111 012C068 004G345 007D090 010D010 012D051 002F357 007D026 010C112 012C069 004G346 007D091 010D011 012D052 002F371 007D027 010C113 012C071 005C012 007D092 010D012 012D053 002F379 007D028 010C114 012C072 005C117 007D095 010D013 012D094 002F410 007D029 010C115 012C073 005C118 007D096 010D015 012D095 003C086 007D030 010C116 012C074 005D122 007D097 010D016 012D096 003C174 007D031 010C117 012C075 005D140 007D098 010D018 012D097 004F009 007D032 010C118 012C076 005D149 007E001 010D019 012D098 004F030 007D033 010C119 012C077 005D150 007E002 010D020 012D099 004F031 007D038 010C120 012C078 005D151 007E003 010D021 012D100 004F032 007D042 010C121 012C079 005D152 007E004 010D022 012D101 004F033 007D043 010C122 012C080 005D179 007E005 010D023 012D102 004F034 007D045 010C123 012C081 005D186 007E033 010D024 012D103 004F114 007D046 010C124 012C082 005D187 007E034 010D025 012D104 004F127 007D048 010C125 012D001 005D188 007E035 010D026 012D105 004F265 007D050 010C126 012D003 005D189 007E036 010D027 012D106 004F266 007D051 010C127 012D004 005D202 007E047 010D028 012D107 004F267 007D052 010C128 012D005 005D209 007E048 010D029 012D108 004F268 007D053 010C129 012D006 005D210 007E049 010D031 012D109 004F269 007D054 010C130 012D007 005D211 007E050 010D032 012D110 004F281 007D055 010C131 012D008 005D213 007E051 010D033 012D111 004F282 007D056 010C132 012D009 005D214 007E052 010D034 012D112 004F353 007D057 010C133 012D010 005D234 007E053 010D035 012D113 004F354 007D058 010C134 012D011 005D235 007F047 010D036 012D114 004F355 007D059 010C135 012D012 005D275 007F050 010D037 012D116 004F356 007D060 010C136 012D013 005D276 007F051 010D038 012D118 004F357 007D061 010C137 012D014 005D277 007F052 010D039 012D119 004F358 007D062 010C138 012D015 005D279 007F053 010D040 012D121 004F359 007D063 010C141 012D016 005D280 007F066 010D042 012D122 004F365 007D064 010C143 012D017 005D281 007F067 010D043 012D123 004F366 007D066 010C144 012D018 005D282 007F068 010D044 012D124 004F367 007D067 010C145 012D019 005D283 007F069 010D045 012D125 004F368 007D068 010C146 012D020 005D284 007F070 010D046 012D127 004F386 007D070 010C147 012D021 005E092 007F071 010D047 012D128

20 12-18-2019350

LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 005E100 007F072 010D048 012D129 005F038 007G048 010D103 012E045 005E112 007F074 010D050 012D130 005F039 007G049 010D104 012E046 005E113 007F075 010D051 012D131 005F041 007G050 010D105 012E047 005E114 007F077 010D052 012D132 005F042 007G051 010D106 012E048 005E179 007F078 010D053 012D133 005F043 007G052 010D108 012E049 005E184 007F079 010D054 012D134 005F045 007G053 010D109 012E050 005E190 007F080 010D055 012D135 005F046 007G054 010D110 012E051 005E195 007F081 010D056 012D136 005F047 007G057 010D111 012E052 005E198 007F082 010D057 012D137 005F049 007G058 010D112 012E053 005E203 007F084 010D058 012E001 005F051 007G059 010D113 012E054 005E208 007G005 010D059 012E002 005F053 007G060 010D114 012E055 005E209 007G006 010D060 012E003 005F054 007G061 010D115 012E056 005E218 007G007 010D061 012E004 005F055 007G062 010D116 012E057 005E230 007G008 010D062 012E005 005F056 007G063 010D117 012E125 005E231 007G009 010D063 012E006 005F057 007G064 010D118 012E126 005E238 007G010 010D064 012E007 005F058 007G072 010D119 012E127 005E247 007G011 010D065 012E008 005F059 007G073 010E003 012E128 005E249 007G012 010D066 012E009 005F060 007G074 010E004 012E129 005E255 007G013 010D067 012E010 005F061 007G076 010E005 012E130 005E256 007G014 010D068 012E011 005F063 007G077 010E006 012E131 005E257 007G015 010D069 012E012 005F064 007G078 010E007 012E132 005E259 007G016 010D070 012E013 005F065 007G079 010E010 012F009 005E260 007G017 010D071 012E014 005F066 007G081 010E012 012F012 005E261 007G018 010D072 012E015 005F067 007G082 010E013 012F013 005E262 007G019 010D073 012E016 005F068 007G090 010E014 012F014 005E263 007G020 010D074 012E017 005F069 007G092 010E015 012F015 005E264 007G021 010D075 012E018 005F070 007G093 010E016 012F016 005E265 007G022 010D076 012E019 005F071 007G095 010E017 012F017 005E266 007G023 010D077 012E020 005F072 007G096 010E018 012F019 005E267 007G024 010D078 012E021 005F073 007G098 010E019 012F020 005F001 007G025 010D079 012E022 005F074 007G102 010E020 012F035 005F003 007G026 010D080 012E023 005F075 007G104 010E021 012F036 005F004 007G027 010D081 012E024 005F076 007G113 010E022 012F037 005F006 007G028 010D082 012E025 005F077 007G114 010E023 012F039 005F007 007G029 010D083 012E026 005F078 007G115 010E024 012F040 005F008 007G030 010D084 012E027 005F079 007G117 010E025 012F041 005F009 007G031 010D085 012E028 005F080 007G122 010E026 012F042 005F010 007G032 010D086 012E029 005F081 007G123 010E027 012F043 005F011 007G033 010D087 012E030 005F082 007G124 010E029 012F044 005F012 007G034 010D088 012E031 005F083 007G125 010E030 012F045 005F013 007G035 010D089 012E032 005F084 007G126 010E031 012F046 005F014 007G036 010D090 012E033 005F085 007G127 010E032 012F047 005F015 007G037 010D091 012E034 005F086 007G128 010E033 012F048 005F018 007G038 010D092 012E035 005F087 007G129 010E034 012F049 005F019 007G039 010D093 012E036 005F088 007G130 010E035 012F050 005F023 007G040 010D095 012E037 005F089 007G131 010E036 012F051 005F024 007G041 010D096 012E038 005F090 007G132 010E037 012F052 005F025 007G042 010D097 012E039 005F091 007G133 010E038 012F053 005F026 007G043 010D098 012E040 005F092 007G134 010E039 012F055 005F032 007G044 010D099 012E041 005F093 007G135 010E040 012F056 005F033 007G045 010D100 012E042 005F094 007G143 010E041 012F057 005F034 007G046 010D101 012E043 005F095 007G144 010E042 012F058 005F036 007G047 010D102 012E044 005F096 007G145 010E043 012F059

21 12-18-2019351

LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 005F097 007G146 010E044 012F060 005F159 008B175 010E105 013A049 005F098 007G148 010E045 012F061 005F160 008B176 010E106 013A050 005F099 007G158 010E047 012F062 005F161 008B177 010E107 013A051 005F100 007G159 010E048 012F063 005F162 008B178 010E108 013A052 005F101 007G160 010E049 012F064 005F163 008B179 010E109 013A053 005F102 007H001 010E050 012F065 005F164 008B180 010E113 013A054 005F103 007H002 010E052 012F067 005F165 008B182 010E114 013A055 005F104 007H003 010E053 012F068 005F166 008B183 010F003 013A056 005F105 007H004 010E054 012F069 005F167 008B184 010F004 013A057 005F106 007H005 010E055 012F070 005F168 008B185 010F007 013A058 005F107 007H006 010E056 012F071 005F169 008B186 010F016 013A059 005F108 007H007 010E057 012F072 005F171 008B187 010F023 013A060 005F110 007H008 010E058 012F074 005F172 008B188 010F024 013A061 005F111 007H009 010E059 012F075 005F173 008B189 010F025 013A062 005F112 007H010 010E060 012F077 005G003 008B190 010F026 013A063 005F113 007H011 010E061 012F078 005G004 008B191 010F027 013A064 005F114 007H012 013A001 005G008 008B193 010F028 013A065 005F115 007H013 010E063 013A002 005G010 008B194 010F029 013A066 005F116 007H014 010E065 013A003 005G012 008B195 010F030 013A067 005F117 007H015 010E066 013A010 005G014 008B196 010F031 013A068 005F118 007H016 010E067 013A015 005G015 008B197 010F032 013A069 005F119 007H017 010E068 013A016 005G023 008B198 010F033 013A070 005F120 007H018 010E072 013A017 005G024 008B216 010F034 013A071 005F121 007H019 010E073 013A018 005G025 008B223 010F035 013A072 005F122 007H020 010E075 013A019 005G034 008B224 010F036 013A073 005F124 007H021 010E076 013A020 005G036 008B227 010F037 013A074 005F125 007H022 010E078 013A021 005G042 008B228 010F038 013A075 005F126 007H023 010E079 013A022 005G043 008B229 010F039 013A076 005F127 007H024 010E080 013A023 005G049 008B230 010F040 013A077 005F128 007H025 010E081 013A024 005G050 008B233 010F041 013A078 005F130 008B021 010E082 013A025 005G051 008B235 010F042 013A079 005F131 008B074 010E083 013A026 005G052 008B236 010F043 013A080 005F132 008B075 010E084 013A028 005G054 008B241 010F044 013A081 005F133 008B076 010E085 013A029 005G055 008B242 010F045 013A083 005F134 008B097 010E086 013A030 005G056 008B243 010F046 013A084 005F135 008B156 010E087 013A031 005G057 008B244 010F047 013A088 005F136 008B157 010E088 013A032 005G058 008B245 010F049 013A089 005F137 008B158 010E089 013A033 005G060 008B246 010F050 013A095 005F138 008B160 010E090 013A034 005G061 008B247 010F052 013B001 005F139 008B161 010E091 013A035 005G062 008B248 010F053 013B002 005F140 008B162 010E092 013A036 005G064 008B249 010F054 013B003 005F141 008B163 010E093 013A037 005G065 008B250 010F055 013B004 005F142 008B164 010E094 013A038 005G090 008B251 010F056 013B005 005F143 008B165 010E095 013A039 005G193 008B252 010F057 013B006 005F144 008B166 010E096 013A040 005G197 008B253 010F058 013B007 005F148 008B167 010E097 013A041 005G198 008B254 010F059 013B008 005F149 008B168 010E098 013A042 005G199 008B256 010F060 013B009 005F152 008B169 010E099 013A043 005G201 008B263 010F061 013B010 005F153 008B170 010E100 013A044 005G202 008B269 010F062 013B011 005F154 008B171 010E101 013A045 005G203 008B272 010F063 013B012 005F155 008B172 010E102 013A046 005G204 008B275 010F064 013B013 005F157 008B173 010E103 013A047 005G205 008B276 010F065 013B014 005F158 008B174 010E104 013A048 005G206 008B278 010F066 013B015

22 12-18-2019352

LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 005G207 008B325 010F067 013B017 006C118 008C050 010F126 013B073 005G209 008B326 010F068 013B018 006C119 008C051 010F127 013B074 005G210 008B330 010F069 013B019 006C120 008C052 010F128 013B075 005G211 008B331 010F070 013B020 006C121 008C053 010F129 013B076 005G212 008C001 010F072 013B021 006C122 008C054 010F130 013B077 005G213 008C002 010F073 013B022 006C128 008C055 010F131 013B078 005G214 008C003 010F074 013B023 006C129 008C057 010F132 013B079 005G217 008C004 010F075 013B025 006C131 008C058 010F133 013B081 005G218 008C005 010F076 013B026 006C132 008C059 010F134 013B082 005G219 008C006 010F077 013B027 006C136 008C060 010F135 013B083 005G221 008C007 010F078 013B028 006C137 008C061 010F136 013B084 005G223 008C008 010F080 013B029 006C138 008C062 010F137 013B086 005G224 008C009 010F081 013B030 006C139 008C063 010F138 013B087 005G225 008C010 010F082 013B031 006C140 008C064 010F139 013B088 005G226 008C011 010F083 013B032 006C141 008C065 010F140 013B089 005G228 008C012 010F085 013B033 006C143 008C066 010F141 013B090 005G229 008C013 010F086 013B034 006C144 008C067 010F142 013B091 005G230 008C014 010F087 013B035 006C145 008C068 010F143 013B092 005G231 008C015 010F088 013B036 006C146 008C069 010F144 013B093 005G233 008C016 010F089 013B037 006C147 008C070 010F145 013B094 005H243 008C017 010F090 013B038 006C148 008C071 010F146 013B095 005H248 008C018 010F091 013B039 006C149 008C072 010F147 013B096 005H249 008C019 010F092 013B040 006C150 008C073 010F148 013B097 005H309 008C020 010F093 013B041 006C151 008C074 010F149 013B098 005H314 008C021 010F094 013B042 006C152 008C075 010F151 013B099 005H315 008C022 010F095 013B043 006C153 008C076 010F152 013B100 005H323 008C023 010F096 013B044 006C154 008C077 010F153 013B101 005H324 008C024 010F097 013B046 006C155 008C078 010F155 013B102 006C017 008C025 010F098 013B047 006C156 008C079 010F156 013C001 006C041 008C026 010F099 013B048 006C158 008C080 010F157 013C002 006C049 008C027 010F100 013B049 006C159 008C081 010F158 013C003 006C050 008C028 010F101 013B050 006C162 008C082 010F159 013C004 006C052 008C029 010F102 013B051 006C165 008C083 010F160 013C005 006C053 008C030 010F103 013B052 006C167 008C084 010F161 013C006 006C054 008C031 010F104 013B053 006C168 008C085 010F163 013C007 006C055 008C032 010F107 013B054 006C169 008C086 010F164 013C008 006C056 008C033 010F108 013B055 006C174 008C087 010F165 013C009 006C057 008C034 010F109 013B056 006C175 008C088 010F166 013C010 006C058 008C035 010F110 013B057 006C179 008C089 010F167 013C011 006C059 008C036 010F111 013B058 006C205 008C090 010F183 013C012 006C060 008C037 010F112 013B059 006C206 008C091 010F188 013C013 006C061 008C038 010F113 013B060 006C207 008C092 010F201 013C014 006C089 008C039 010F114 013B061 006C208 008C093 010F202 013C015 006C090 008C040 010F115 013B062 006D003 008C094 010F204 013C016 006C107 008C041 010F116 013B063 006D004 008C095 010F205 013C017 006C108 008C042 010F117 013B064 006D005 008C096 010F208 013C018 006C110 008C043 010F119 013B065 006D006 008C097 010F209 013C020 006C111 008C044 010F120 013B066 006D009 008C098 010F210 013C021 006C112 008C045 010F121 013B067 006D011 008C099 010F213 013C022 006C114 008C046 010F122 013B068 006D015 008C100 010F214 013C023 006C115 008C047 010F123 013B069 006D016 008C101 010F215 013C024 006C116 008C048 010F124 013B071 006D019 008C103 010F216 013C025 006C117 008C049 010F125 013B072 006D021 008C104 010F217 013C026

23 12-18-2019353

LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 006D022 008C105 010F218 013C027 006D109 008D011 010F302 013D017 006D023 008C106 010F219 013C028 006D110 008D012 010F305 013D018 006D028 008C107 010F221 013C029 006D111 008D013 011A030 013D019 006D029 008C108 010F222 013C030 006D131 008D014 011A031 013D020 006D043 008C109 010F223 013C031 006E001 008D016 011A032 013D021 006D044 008C110 010F224 013C032 006E002 008D017 011A033 013D022 006D045 008C111 010F225 013C033 006E003 008D018 011A042 013D023 006D046 008C112 010F227 013C039 006E004 008D020 011A043 013D024 006D047 008C113 010F233 013C040 006E007 008D022 011A045 013D025 006D050 008C114 010F234 013C041 006E008 008D023 011A046 013D032 006D051 008C115 010F235 013C042 006E009 008D024 011A047 013D033 006D053 008C116 010F236 013C043 006E010 008D027 011A048 013D034 006D058 008C117 010F237 013C044 006E011 008D029 011A049 013D035 006D065 008C118 010F241 013C045 006E012 008D030 011A050 013D036 006D066 008C119 010F242 013C046 006E013 008D031 011A051 013D037 006D069 008C120 010F243 013C047 006E025 008D032 011A052 013D038 006D070 008C121 010F244 013C048 006E035 008D033 011A053 013D039 006D071 008C122 010F245 013C049 006E036 008D035 011A057 013D040 006D072 008C123 010F246 013C050 006E037 008D036 011A059 013D041 006D073 008C124 010F247 013C051 006E038 008D039 011A060 013D042 006D074 008C125 010F248 013C052 006E039 008D040 011A061 013D043 006D075 008C126 010F249 013C053 006E041 008D043 011A077 013D044 006D076 008C127 010F250 013C055 006E042 008D044 011B002 013D045 006D077 008C128 010F251 013C056 006E043 008D045 011B003 013D046 006D078 008C129 010F252 013C057 006E046 008D046 011B004 013D047 006D079 008C131 010F253 013C058 006E047 008D047 011B006 013D048 006D080 008C132 010F254 013C059 006E049 008D048 011B007 013D049 006D081 008C133 010F255 013C060 006E050 008D049 011B008 013D050 006D082 008C134 010F256 013C061 006E051 008D054 011B009 013D051 006D083 008C135 010F257 013C062 006E052 008D056 011B010 013D052 006D084 008C136 010F258 013C063 006E053 008D057 011B011 013D053 006D086 008C137 010F260 013C064 006E054 008D058 011B012 013D054 006D087 008C138 010F261 013C065 006E055 008D059 011B013 013D055 006D088 008C139 010F262 013C066 006E056 008D060 011B015 013D056 006D089 008C140 010F265 013C067 006E057 008D061 011B016 013D057 006D090 008C141 010F266 013C068 006E058 008D062 011B017 013D058 006D091 008C142 010F270 013C138 006E059 008D063 011B018 013D059 006D092 008C144 010F271 013C140 006E060 008D064 011B019 013D060 006D093 008C145 010F273 013C141 006E061 008D065 011B020 013D061 006D094 008C146 010F274 013C142 006E062 008D066 011B021 013D062 006D095 008C147 010F275 013C143 006E063 008D067 011B022 013D063 006D096 008C148 010F276 013C144 006E064 008D068 011B023 013E001 006D097 008C149 010F278 013C145 006E066 008D069 011B024 013E002 006D098 008C150 010F279 013D006 006E067 008D070 011B025 013E003 006D100 008D002 010F280 013D007 006E069 008D071 011B027 013E004 006D101 008D003 010F281 013D008 006E070 008D073 011B028 013E005 006D102 008D004 010F283 013D009 006E071 008D074 011B029 013E006 006D103 008D005 010F284 013D010 006E072 008D076 011B030 013E007 006D104 008D006 010F285 013D011 006E073 008D077 011B031 013E008 006D105 008D007 010F297 013D012 006E074 008D079 011B032 013E009 006D106 008D008 010F298 013D013 006E075 008D080 011B033 013E010 006D107 008D009 010F299 013D014 006E076 008D081 011B034 013E011 006D108 008D010 010F301 013D016 006E077 008D083 011B038 013E012

24 12-18-2019354

LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 006E078 008D085 011B039 013E013 006F017 008G011 011B097 013E073 006E079 008D091 011B040 013E015 006F018 008G017 011B098 013E074 006E080 008D092 011B041 013E016 006F019 008G025 011B099 013E075 006E081 008D093 011B042 013E017 006F020 008G026 011B100 013E078 006E082 008D095 011B043 013E018 006F021 008G029 011B101 013E079 006E083 008D096 011B045 013E019 006F022 008G030 011B102 013E080 006E084 008D097 011B046 013E020 006F023 008G031 011B104 013E081 006E085 008D098 011B047 013E021 006F024 008G032 011C002 013E082 006E086 008D099 011B049 013E022 006F025 008G034 011C003 013E083 006E087 008D100 011B050 013E023 006F026 008G035 011C004 013E084 006E088 008D101 011B051 013E024 006F027 008G037 011C005 013E085 006E089 008D102 011B052 013E025 006F028 008G038 011C006 014A001 006E090 008D103 011B053 013E030 006F029 008G039 011C007 014A002 006E091 008D104 011B054 013E031 006F030 008G040 011C008 014A003 006E092 008D105 011B055 013E032 006F031 008G041 011C009 014A004 006E093 008D106 011B056 013E033 006F032 008G056 011C010 014A005 006E095 008D107 011B057 013E034 006F033 008G057 011C011 014A006 006E096 008E024 011B058 013E035 006F034 008G060 011C012 014A007 006E097 008E026 011B059 013E036 006F035 009B015 011C013 014A008 006E098 008E027 011B060 013E037 006F036 009B073 011C014 014A009 006E099 008E028 011B061 013E038 006F037 009B074 011C015 014A011 006E100 008E039 011B062 013E039 006F038 009B075 011C016 014A012 006E101 008E041 011B063 013E040 006F039 009B076 011C018 014A013 006E102 008E042 011B064 013E041 006F040 009B077 011C019 014A014 006E103 008E043 011B065 013E042 006F041 009B079 011C020 014A015 006E104 008E044 011B066 013E043 006F042 009B083 011C021 014A016 006E105 008E045 011B067 013E044 006F043 009B098 011C022 014A017 006E106 008E046 011B069 013E045 006F044 009B099 011C023 014A018 006E107 008E047 011B070 013E046 006F045 009B101 011C024 014A019 006E108 008E054 011B072 013E047 006F046 009B102 011C025 014A020 006E109 008E057 011B074 013E048 006F047 009B104 011C026 014A021 006E110 008E058 011B075 013E049 006F048 009B107 011C027 014A022 006E111 008E059 011B076 013E050 006F049 009B109 011C028 014A023 006E112 008E062 011B077 013E051 006F050 009B112 011C029 014A025 006E113 008E063 011B078 013E052 006F051 009B112 011C030 014A026 006E114 008E064 011B079 013E053 006F052 009B114 011C031 014A027 006E115 008E078 011B080 013E054 006F053 009B114 011C033 014A028 006F001 008E079 011B081 013E055 006F054 009B115 011C034 014A029 006F002 008E080 011B082 013E056 006F055 009B115 011C035 014A030 006F003 008E081 011B083 013E057 006F056 009C001 011C036 014A031 006F004 008E085 011B084 013E058 006F057 009C002 011C037 014A032 006F005 008E090 011B085 013E059 006F058 009C003 011C038 014A033 006F006 008E092 011B086 013E062 006F059 009C004 011C039 014A034 006F007 008E093 011B087 013E063 006F060 009C005 011C040 014A035 006F008 008E094 011B088 013E064 006F061 009C006 011C041 014A036 006F009 008E095 011B089 013E065 006F062 009C007 011C042 014A037 006F010 008E096 011B090 013E066 006F063 009C008 011C043 014A038 006F011 008E098 011B091 013E067 006F064 009C009 011C044 014A039 006F012 008E099 011B092 013E068 006F065 009C010 011C045 014A040 006F013 008E100 011B093 013E069 006F066 009C011 011C046 014A041 006F014 008E101 011B094 013E070 006F067 009C012 011C047 014A042 006F015 008E102 011B095 013E071 006F068 009C013 011C048 014A043 006F016 008E109 011B096 013E072 006F069 009C014 011C049 014A044

25 12-18-2019355

LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 006F070 009C015 011C050 014A045 006F123 009C071 011C103 014B003 006F071 009C016 011C051 014A046 006F124 009C072 011C104 014B004 006F072 009C017 011C052 014A047 006F125 009C075 011C105 014B005 006F073 009C018 011C053 014A048 006F126 009C076 011C106 014B006 006F074 009C019 011C054 014A049 006F127 009C077 011C107 014B007 006F075 009C020 011C055 014A050 006F128 009C078 011C108 014B008 006F076 009C021 011C056 014A051 006F129 009C079 011C109 014B009 006F077 009C022 011C057 014A052 006F130 009C080 011C113 014B010 006F078 009C023 011C058 014A053 006F131 009C081 011C114 014B011 006F079 009C025 011C059 014A054 006F132 009C082 011C115 014B012 006F080 009C026 011C060 014A055 006F133 009C084 011C116 014B013 006F081 009C027 011C061 014A056 006F134 009C085 011C117 014B014 006F082 009C028 011C062 014A057 006F135 009C086 011C118 014B015 006F083 009C029 011C063 014A058 006F136 009C088 011C119 014B016 006F084 009C030 011C064 014A059 006F150 009C089 011C120 014B017 006F085 009C031 011C065 014A060 006F153 009C091 011C121 014B018 006F086 009C032 011C066 014A061 006F159 009C092 011C122 014B019 006F087 009C033 011C067 014A062 006F160 009C093 011C123 014B020 006F088 009C034 011C068 014A063 006F161 009C094 011C124 014B021 006F089 009C035 011C069 014A064 006F164 009C095 011C125 014B023 006F090 009C036 011C070 014A065 006F167 009C096 011C126 014B024 006F091 009C037 011C071 014A066 006F168 009C097 011C127 014B025 006F092 009C038 011C072 014A067 006F169 009C098 011C128 014B026 006F093 009C039 011C073 014A068 006F171 009C099 011C129 014B027 006F094 009C040 011C074 014A069 006F173 009C101 011C130 014B028 006F095 009C041 011C075 014A070 006F174 009C102 011C131 014B029 006F096 009C042 011C076 014A071 006F176 009C103 011C132 014B030 006F097 009C043 011C077 014A072 006F177 009C104 011C133 014B031 006F098 009C044 011C078 014A073 006F178 009C105 011C134 014B032 006F099 009C045 011C079 014A074 006G001 009C107 011C135 014B033 006F100 009C046 011C080 014A075 006G002 009C108 011C136 014B034 006F101 009C048 011C081 014A076 006G003 009C111 011C137 014B035 006F102 009C049 011C082 014A077 006G004 009C112 011C138 014B036 006F103 009C050 011C083 014A078 006G005 009C113 011C139 014B037 006F104 009C051 011C084 014A079 006G006 009C114 011C140 014B038 006F105 009C052 011C085 014A080 006G007 009C115 011C141 014B039 006F106 009C053 011C086 014A081 006G008 009C115 011C142 014B040 006F107 009C054 011C087 014A082 006G009 009C117 011C143 014B041 006F108 009C055 011C088 014A083 006G010 009C118 011C144 014B042 006F109 009C056 011C089 014A085 006G011 009C119 011C145 014B043 006F110 009C057 011C090 014A086 006G012 009C120 011D004 014B044 006F111 009C058 011C091 014A087 006G013 009C121 011D007 014B045 006F112 009C059 011C092 014A088 006G014 009D001 011D008 014B046 006F113 009C060 011C093 014A089 006G015 009D003 011D009 014B047 006F114 009C061 011C094 014A090 006G016 009D004 011D010 014B048 006F115 009C062 011C095 014A091 006G017 009D006 011D011 014B049 006F116 009C063 011C096 014A092 006G018 009D007 011D013 014B050 006F117 009C064 011C097 014A093 006G019 009D009 011D017 014B051 006F118 009C065 011C098 014A094 006G020 009D013 011D019 014B052 006F119 009C066 011C099 014A095 006G021 009D014 011D022 014B053 006F120 009C067 011C100 014A096 006G022 009D015 011D023 014B054 006F121 009C068 011C101 014B001 006G023 009D016 011D025 014B055 006F122 009C069 011C102 014B002 006G024 009D017 011D026 014B056

26 12-18-2019356

LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 006G025 009D018 011D027 014B057 006G081 009E111 011D086 014B118 006G026 009D019 011D028 014B058 006G082 009E115 011D087 014B119 006G027 009D020 011D029 014B059 006G083 009E118 011D088 014B120 006G028 009D021 011D030 014B060 006G089 009E119 011D089 014B121 006G029 009D022 011D031 014B061 006G091 009E122 011D090 014B122 006G030 009D023 011D032 014B065 006G093 009E128 011D091 014B123 006G031 009D024 011D033 014B066 006G094 009E131 011E003 014B124 006G032 009D025 011D034 014B067 006G095 009E132 011E004 014B125 006G033 009D027 011D035 014B068 006G096 009E133 011E005 014B126 006G034 009D028 011D036 014B069 006G097 009E137 011E009 014C002 006G035 009D029 011D037 014B070 006G098 009E147 011E010 014C003 006G036 009D030 011D038 014B071 006G099 009E149 011E011 014C015 006G037 009D031 011D039 014B072 006G103 009E150 011E015 014C016 006G038 009D032 011D040 014B073 006G104 009E152 011E020 014C018 006G039 009D033 011D041 014B074 006G106 009E153 011E024 014C019 006G040 009D036 011D042 014B075 006G107 009E154 014C020 006G041 009D037 011D043 014B076 006G108 009E155 011E029 014C021 006G042 009D038 011D044 014B077 006G109 009E156 011E031 014C022 006G043 009D039 011D046 014B078 006G110 009E157 011E032 014C023 006G044 009D041 011D047 014B079 006G111 009E158 011E033 014C024 006G045 009D042 011D048 014B080 006G112 009E160 011E034 014C025 006G046 009D044 011D049 014B081 006G113 009E162 011E035 014C026 006G047 009D045 011D050 014B084 006G116 009E164 011E036 014C027 006G048 009D046 011D052 014B085 006G117 009E165 011E037 014C029 006G049 009D047 011D053 014B086 006G118 009E166 011E038 014C030 006G050 009D048 011D055 014B087 006G119 009E169 011E039 014C031 006G051 009D050 011D057 014B088 006G120 009E170 011E040 014C032 006G052 009D052 011D059 014B089 006G121 009E171 011E041 014C033 006G053 009D054 011D060 014B090 006G122 009E172 011E042 014C034 006G054 009D055 011D062 014B091 006G123 009E173 011E043 014C035 006G055 009D056 011D063 014B092 006G124 009E174 011E044 014C036 006G056 009D057 011D064 014B093 006G125 009E176 011E045 014C037 006G057 009D058 011D065 014B094 006G126 009E185 011E046 014C038 006G058 009D063 011D066 014B096 006G127 009E187 011E047 014C039 006G059 009D065 011D067 014B097 006G128 009E188 011E048 014C040 006G060 009D066 011D068 014B098 006G129 009E189 011E049 014C041 006G061 009D067 011D069 014B099 006G130 009E190 011E050 014C042 006G062 009D068 011D070 014B100 006G131 009E200 011E051 014C043 006G063 009D069 011D071 014B101 006G132 009E201 011E052 014C050 006G064 009D070 011D072 014B102 006G133 009E210 011E053 014D028 006G065 009D072 011D073 014B103 006G134 009E211 011E054 014D035 006G066 009D073 011D074 014B104 006H001 009E212 011E055 014D037 006G067 009D074 011D075 014B105 006H002 009E224 011E056 014D039 006G068 009E071 011D076 014B106 006H003 009E254 011E057 014D040 006G069 009E075 011D077 014B108 006H004 009E255 011E058 014D041 006G071 009E080 011D078 014B109 006H005 009E257 011E059 014D042 006G072 009E084 011D079 014B110 006H006 009E258 011E060 014D043 006G073 009E099 011D080 014B111 006H007 009E259 011E061 014D045 006G075 009E102 011D081 014B112 006H008 009E260 011E062 014D046 006G077 009E105 011D082 014B113 006H009 009E261 011E064 014D047 006G078 009E107 011D083 014B114 006H010 009E262 011E065 014D048 006G079 009E108 011D084 014B116 006H011 009F010 011E066 014D049 006G080 009E109 011D085 014B117 006H012 009F011 012A001 014D050

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LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 LDR2 006H013 009F013 012A002 014D051 007B159 009F091 012A074 014E109 006H014 009F015 012A003 014D052 007B160 009F092 012A075 014E111 006H015 009F019 012A004 014D053 007B161 009F093 012A076 014E113 006H016 009F020 012A005 014D054 007B162 009F094 012A078 014E115 006H017 009F021 012A006 014D055 007B163 009F095 012A080 014E116 006H018 009F022 012A007 014D056 007B164 009F096 012A081 014E119 006H019 009F023 012A008 014D057 007B165 009F097 012A082 014E120 006H020 009F024 012A009 014D058 007B167 009F098 012A083 014E128 006H021 009F025 012A010 014D059 007B168 009F099 012A084 014E129 006H022 009F026 012A011 014D061 007B178 009F100 012A085 014E130 006H023 009F027 012A013 014D063 007B180 009F101 012A086 015A005 006H024 009F028 012A014 014D064 007B183 009F102 012A092 015A006 006H025 009F029 012A015 014D065 007B196 009F103 012A094 015A007 006H026 009F044 012A016 014D066 007B197 009F104 012A098 015A008 006H027 009F045 012A017 014D067 007B198 009F105 012A099 015A009 006H028 009F046 012A018 014D068 007B200 009F106 012A100 015A010 006H029 009F047 012A019 014D069 007B201 009F107 012A101 015A012 006H031 009F048 012A020 014D070 007B421 009F108 012A102 015A013 006H032 009F049 012A021 014D074 007B422 009F109 012A103 015A014 006H033 009F051 012A022 014D077 007B492 009F110 012A104 015A015 006H034 009F052 012A023 014D080 007C001 009F111 012A105 015A016 006H035 009F053 012A024 014D082 007C002 009F112 012A106 015A017 006H036 009F055 012A025 014D084 007C003 009F114 012A107 015A018 006H037 009F056 012A027 014D085 007C004 009F115 012A108 015A020 006H038 009F057 012A028 014D086 007C005 009F116 012A110 015A021 006H039 009F059 012A029 014D089 007C006 009F117 012A112 015A022 006H040 009F060 012A030 014D090 007C007 009F118 012A113 015A023 006H041 009F063 012A031 014D093 007C008 009F119 012A115 015A024 006H042 009F064 012A032 014D094 007C009 009F120 012A116 015A027 006H043 009F066 012A033 014D095 007C010 009F121 012A117 015A032 006H044 009F067 012A035 014D096 007C011 009F122 012A118 015A033 006H045 009F068 012A036 014D097 007C012 009F123 012A119 015A034 006H046 009F069 012A037 014D098 007C013 009F124 012A120 015A035 006H047 009F070 012A038 014D099 007C016 009F125 012A121 015A036 006H048 009F071 012A039 014D100 007C018 009F126 012A122 015A037 006H049 009F072 012A040 014D101 007C019 009F127 012A123 015A038 006H050 009F073 012A041 014D102 007C020 010A225 012A125 015A039 006H051 009F075 012A042 014D103 007C021 010B018 015A040 006H052 009F077 012A043 014D104 007C022 010B019 015A041 006H053 009F079 012A044 014D105 007C025 010B020 015B041 006H054 009F080 012A045 014D107 007C026 010B021 015B042 007B149 009F081 012A047 014D108 007C027 010B025 015B043 007B150(PT) 009F082 012A048 014D112 007C028 010B026 015B044 007B152 009F083 012A049 014D121 010B027 015B046 007B153 009F085 012A052 014D133 010B028 015B047 007B154 009F086 012A054 014E011 010B029 015B050 007B155 009F087 012A057 014E083 010B030 015B058 007B156 009F088 012A058 014E087 010B039 007B157 009F089 012A066 014E091 007B158 009F090 012A069 014E106

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LDR2

BEGINNING at the centerline of Remington Road 420.7 feet northeast of the intersection of Warick Road and Remington Road; thence, continuing in a northeasterly direction along Remington Road 380.6 feet to a point; thence, in a southeasterly direction 345.9 feet to a point; thence, southwesterly direction the following two distances 219 feet, 271.4 feet to a point; thence, southeasterly direction 316.7 feet to a point in the centerline of Indian Creek Road; thence, continuing along Indian Creek Road in a northeasterly direction 736.7 feet to a point; thence southeasterly direction 369.9 feet to a point; thence, northeasterly direction 326 feet to a point in the centerline of W. Indian Creek Road; thence, continuing southeasterly direction along W. Indian Creek Road 446 feet to a point; thence, southwesterly direction 217.2 feet to a point; thence, continuing southwesterly direction 1,125.8 feet to a point; thence, continuing southwesterly direction 96.3 feet to a point; thence, northwesterly direction 436 feet to a point; thence, southwesterly direction 46.4 feet to a point; thence, southwesterly direction the arc distance of 26.9 feet to a point; thence, continuing southwesterly direction 91.5 feet to a point along the easterly right-of-way of Drayton Lane; thence, continuing northwesterly direction 50 feet to the westerly right-of-way of Drayton Lane; thence, continuing northwesterly direction along the right-of-way of Drayton Lane the following arc distances of 76 feet and 77.6 feet to a point; thence, southwesterly direction 157.8 feet to a point; thence, northwesterly direction 198.7 feet to a point; thence, northeasterly direction 129.8 feet to a point; thence, northwesterly direction the following three distances, 164.6 feet, 115.1 feet, 75 feet to a point; thence, northeasterly direction 34.5 feet to a point; thence, northeasterly direction 155.3 feet to a point; thence, continuing northeasterly direction 58.2 feet to a point; thence, northwesterly direction 31.5 feet to a point along Remington Road; thence, southwesterly direction 134.7 feet along Remington Road to a point at the intersection of Warick Road; thence, continuing in a northwesterly direction 74.3 feet along Warick Road to a point at the intersection of Roslyn Lane; thence, continuing northwesterly 557.8 feet along Roslyn Lane to a point at the intersection of Berwind Road; thence, continuing in a westerly direction the following four distances 90.1 feet, 126.1 feet, 65.9 feet, and 127.5 feet to a point; thence, continuing northwesterly direction 115.9 feet to a point; thence, northwesterly direction 91.6 feet to a point; then, northeasterly 442.8 feet to a point; then, southeasterly 275.2 feet to a point; then, southeasterly 157.9 to a point along Berwind Road; thence, continuing along Berwind Road in a southeasterly direction 234 feet to a point; thence, in a southeasterly direction 260 feet to a point; then, northeasterly 9.4 feet to a point; then, southeasterly 300.7 feet to the first mentioned point of beginning.

BEGINNING at the intersection of County Line Road and the right-of-way of the Mid-County Expressway (I-476); then, along County Line Road in a southeasterly direction 2,440 feet to a point; thence, in a northeasterly direction 650.1 feet to a point; thence, northwesterly direction 77.2 along Stoneridge Lane to a point; thence, northeasterly direction 175 feet to a point; thence, southeasterly direction 80.4 feet to a point; thence, northeasterly direction 214.3 feet to a point; thence, continuing northeasterly direction 301.9 feet to a point; thence, continuing northeasterly direction 258.6 feet to a point; thence, continuing southeasterly direction 283.3 feet to a point; thence, northeasterly direction 219.3 feet to a point along W. Montgomery Avenue; thence, northwesterly along W Montgomery Avenue 923.7 feet to a point; thence, northwesterly 364.2 feet to a point; thence, southwesterly direction 155 feet to a point; thence, southwesterly direction 875.3 feet to a point; thence, northwesterly direction 664.0 feet to a point; thence, northerly direction 484.5 feet to

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a point along Saybrook Road; thence, along Saybrook Road in a northeasterly direction 460 feet to a point; thence, southeasterly direction 654.5 feet to a point; thence, northeasterly direction 267.7 feet to a point along N. Stone Ridge Lane; thence, along N. Stone Ridge Lane southwesterly 214.6 feet to a point at the intersection with W. Montgomery Avenue; thence, continuing along W. Montgomery Avenue southeasterly 972 feet to a point; thence, northeasterly direction 490.8 feet to a point; thence, continuing in a northeasterly direction 584.9 feet to a point; thence, continuing northeasterly 1,273.6 feet to a point along Old Gulph Road; thence, along Old Gulph Road continuing in a southeasterly direction 1,683 feet to a point at the intersection of Creighton Road and Old Gulph Road; thence, along Creighton Road in a northeasterly direction 1,777.2 feet to a point at the intersection of Farview Road; thence, along Farview Road in a northeasterly direction 546.6 feet to a point at the intersection of Spring Mill Lane; thence, along Spring Mill Lane in a northwesterly direction 361.7 feet to a point; thence, in a northeasterly direction 589 feet to a point; thence, in a northwesterly direction 355.4 feet to a point; thence, northeasterly direction 540.8 feet to a point; thence, northwesterly direction 1,409.8 feet to a point; thence, southwesterly direction 689.7 feet to a point; thence, continuing in a southwesterly direction 258.2 feet to a point along Mt. Pleasant Road; thence, along Mt. Pleasant Road in a southwesterly direction 169 feet to a point at the intersection of Stoke Road, Mt. Moro Road and Mt. Pleasant Road; thence, continuing along Stoke Road in a northwesterly direction 1,139.6 feet to a point; thence, northwesterly direction 337.4 feet to a point; thence, northwesterly direction 575 feet to a point along the right-of-way of the Mid-County Expressway (I-476); thence, in a southwesterly direction 2,493 feet along the right-of- way of the Mid-County Expressway (I-476) to a point at the intersection of Old Gulph Road; thence, in a northwesterly direction along Old Gulph Road 81.2 feet to a point along the right-of- way of the Mid-County Expressway (1-476); thence, in a southwesterly direction along the right-of- way of the Mid-County Expressway (I-476) 4,272.1 feet to the first mentioned point of beginning, also being the intersection of County Line Road.

BEGINNING at the intersection of Farview Road and Spring Mill Road; thence, along Spring Mill Road in a northeasterly direction 626.2 feet to a point; then, southeasterly 712.6 feet to a point along Eagle Farm Road; thence, continuing along Eagle Farm Road in a southwesterly direction 591.6 feet to a point at the intersection of Farview Road; thence, in a northwesterly direction along Farview Road 709.7 feet to the first mentioned point of beginning.

BEGINNING at the intersection of County Line Road and the right-of-way of the Mid-County Expressway (I-476); thence, continuing along County Line Road in a northwesterly direction 1,000.3 feet to a point; thence, in a northeasterly direction 767.5 feet to a point; thence, southeasterly direction 20 feet to a point; thence, northeasterly direction 165 feet to a point; thence, northwesterly direction 43 feet to a point; thence, northeasterly direction 196 feet to a point; thence, northwesterly direction 61 feet to a point; thence, northeasterly direction 185 feet to a point; thence, southeasterly direction 32 feet to a point; thence, northeasterly 185 feet to a point along the right-of- way of Candace Lane; thence, along Candace Lane in a southeasterly direction 85 feet to a point; thence, northeasterly direction 111.6 feet to a point; thence, northwesterly direction 380.6 feet to a point along Matsons Ford Road; thence, continuing along Matsons Ford Road in a northeasterly direction 1,131.2 feet to a point; thence, southeasterly direction 180.3 feet to a point; thence, continuing southeasterly direction 392.5 feet to a point along the centerline of the railroad; thence, continuing along the railroad in a northeasterly direction 664 feet to a point; thence, southeasterly direction 65 feet to a point along W. Montgomery Avenue; thence, continuing along W.

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Montgomery Avenue in a southeasterly direction 804.8 feet to a point; thence, northeasterly direction 552.8 feet to a point; thence, northwesterly direction 217 feet to a point along Woodfield Road; thence, continuing along Woodfield Road in a northeasterly direction 30 feet to a point; thence, southeasterly direction 215 feet to a point; thence, northeasterly direction 450 feet to a point along Old Gulph Road; thence, continuing along Old Gulph Road in a southeasterly direction 369.4 feet to a point; thence, along Mid-County Expressway (I-476) right-of-way in a southwesterly direction 1,100.7 feet to a point at the intersection of W. Montgomery Avenue; thence, continuing along the Mid-County Expressway (I-476) right-of-way in a southwesterly direction 3,301.3 feet to the first mentioned point of beginning, also being the intersection of County Line Road.

BEGINNING at the intersection of County Line Road and Spring Mill Road; thence, continuing along Spring Mill Road in a northeasterly direction 1,504.2 feet to a point; thence, northwesterly direction 340 feet to a point along Greenwood Court; thence, southwesterly along Greenwood Court 18.2 feet to a point; thence, northwesterly direction 45.8 feet; thence, continuing in a northwesterly direction 195.1 feet to a point; thence, northeasterly direction 468.3 feet to a point along W. Montgomery Avenue; thence, continuing along W. Montgomery Avenue in a northwesterly direction 123.7 feet to a point; thence, northeasterly direction 40 feet to a point; thence, northwesterly direction 295.8 feet to a point; thence, northeasterly direction 835.5 feet to a point; thence, northwesterly direction 475.7 feet to a point; thence, northeasterly direction 641.2 feet to a point; thence, southeasterly direction 299.6 feet to a point; thence, northeasterly direction 753.9 feet to a point along Old Gulph Road; thence, continuing along Old Gulph Road in a southeasterly direction 1,379.6 feet to a point at the intersection of Spring Mill Road; thence, in a southwesterly direction along Spring Mill Road 1,364.2 feet to a point; thence, southeasterly direction 338.8 feet to a point; thence, northeasterly direction 277.3 feet to a point; thence, southeasterly direction 674.2 feet to a point; thence, southwesterly direction 543.5 feet to a point; thence, northwesterly direction 100 feet to a point; thence, northwesterly direction 180.3 feet to a point; thence, southwesterly direction 300 feet to a point; thence, northwesterly direction 293.5 feet to a point; thence, in a northeasterly direction the following three distances 78.7 feet, 134.1 feet, 146.1 feet to a point; thence, northwesterly direction 259.2 feet to a point along Spring Mill Road; thence, continuing along Spring Mill Road in a southwesterly direction 589.5 feet to the intersection of W. Montgomery Avenue; thence, continuing along W. Montgomery Avenue in a southeasterly direction 2,234.7 feet to the intersection of Curwen Road; thence, continuing along Curwen Road in a southwesterly direction 858.4 feet to a point; thence, southeasterly direction 530.4 feet to a point; thence, southwesterly direction 661.3 feet to a point; thence, northwesterly direction 915.8 feet to a point; thence, northwesterly direction 338.7 feet to a point at the intersection of County Line Road and N. Ithan Avenue; thence, continuing northwesterly along County Line Road 1,916.3 feet to the first mentioned point of beginning.

BEGINNING at the point at the intersection of Spring Mill Road and W. Montgomery Avenue; thence, continuing along Spring Mill Road in a northeasterly direction 589.5 feet to a point; thence, southeasterly direction 259.2 feet to a point; thence, in a southwesterly direction the following three distances 146.1 feet, 134.1 feet, 78.7 feet to a point; thence, southeasterly direction 293.5 feet to a point; thence, northeasterly direction 300 feet to a point; thence, southeasterly direction 180.3 feet to a point; thence, southeasterly direction 100 feet to a point; thence, northeasterly direction 25 feet to the centerline of Baintree Road; thence, continuing along Baintree Road in a southwesterly direction 870.8 feet to a point along W. Montgomery Avenue; thence, continuing along W. Montgomery

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Avenue in a northwesterly direction 1,223.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Spring Mill Road and Old Gulph Road; thence, continuing along Old Gulph Road in a southeasterly direction 5,023.4 feet to a point; thence, southwesterly direction 392.7 feet to a point; thence, continuing southwesterly direction 127.8 feet to a point; thence, continuing southwesterly direction 313.9 feet to a point; thence, southeasterly direction 192.8 to a point; thence, southwesterly direction 79.3 feet to a point; thence, southeasterly direction 37.6 feet to a point; thence, southwesterly direction 135.5 feet to a point; thence, northwesterly direction 175.7 feet to a point; thence, southwesterly direction 200.5 feet to a point along Ashbridge Road; thence, continuing along Ashbridge Road in a northwesterly direction 161.5 feet to the intersection with Airdale Road; thence, continuing along Airdale Road in a southwesterly direction 754.2 feet to the point of intersection of Wyndon Avenue; thence, continuing along Airdale Road in a northwesterly direction 770.8 feet to the intersection of W. Montgomery Avenue; thence, continuing along W. Montgomery Avenue in a northwesterly direction 780 feet to a point; thence, northeasterly direction 1,112.5 feet to a point; thence, southeasterly direction 656.7 feet to a point; thence, continuing in a southeasterly direction 223 feet to a point along Airdale Road; thence, continuing along Airdale Road in a northeasterly direction 466.8 feet to a point; thence, northwesterly direction 1,215.2 feet to a point; thence, southwesterly direction 428.3 feet to a point; thence, continuing in a southwesterly direction 376.2 feet to a point; thence, southwesterly direction 25 feet to a point; thence, in a southwesterly direction the following two distances 386 feet and 473.9 feet to a point along W. Montgomery Avenue; thence, continuing along W. Montgomery Avenue in a northwesterly direction 1,145.2 feet to a point at the intersection of N. Ithan Avenue; thence, continuing along N. Ithan Avenue in a northeasterly direction 1,186.3 feet to a point at the intersection of Thornbrook Avenue; thence, continuing along Thornbrook Avenue in a northwesterly direction 655.3 feet to a point; thence, southwesterly direction 189.3 feet to a point; thence, in a northwesterly direction the following three distances 142.9 feet, 224.8 feet, 152 feet to a point along Baintree Road; thence, continuing along Baintree Road in a northeasterly direction 286.3 feet to a point; thence, northeasterly direction 518.5 feet to a point; thence, northwesterly direction 674.2 feet to the right-of-way of Kyneton Road; thence, southwesterly direction 277.3 feet to a point; thence, northwesterly direction 338.6 feet to a point along Spring Mill Road; thence, continuing along Spring Mill Road in a northeasterly direction 1,362.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Mt. Pleasant Road and Arrowmink Road; thence, continuing along Mt. Pleasant Road in a northwesterly direction 1,601.6 feet to a point at Prospect Hill Road; thence, continuing along Prospect Hill Road in a northeasterly direction 972.7 feet to a point; thence, southeasterly direction 348.4 feet to a point; thence, northeasterly direction 1,114.6 feet to a point; thence, northwesterly direction 57.2 feet to a point; thence, continuing in a northwesterly direction 307.9 feet to a point; thence, northeasterly direction 40.3 feet to a point; thence, northwesterly direction 92.6 feet to a point along Prospect Hill Road; thence, continuing along Prospect Hill Road in a southwesterly direction 50.6 feet to a point; thence, northwesterly direction 166.9 feet to a point; thence, continuing in a northwesterly direction 399.1 feet to a point; thence, northeasterly direction 60 feet to a point; thence, northwesterly direction 60 feet to a point; thence, southwesterly direction 60 feet to a point; thence, northwesterly direction 188.5 feet to a point along Rene Road; thence, continuing along Rene Road in a southwesterly direction 1,385.2 feet to the point of intersection of Valley Road; thence, continuing along Valley Road in a westerly direction

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661.5 feet to a point; thence, southeasterly direction 471.4 feet to point along Mt. Pleasant Road; thence, continuing along Mt. Pleasant Road in a northwesterly direction 47.7 feet to a point; thence, continuing along Mt. Pleasant Road in a southwesterly direction 1,033 feet to a point at the intersection of Valley Road; thence, continuing along Mt. Pleasant Road in a southwesterly direction 1,018.8 feet to a point; thence, northeasterly direction 16.6 feet to a point; thence, southeasterly direction the following three distances 80.5 feet, 117 feet, 30.2 feet to a point; thence, in a easterly direction 241.5 feet to a point; thence, in a southeasterly direction the following three distances 382 feet, 266.7 feet, 294.3 feet to a point along Red Rose Lane; thence, continuing southeasterly direction 286.7 feet to a point; thence, southeasterly direction 188.1 feet to a point; thence, southeasterly direction 349.5 feet to a point; thence, in a northeasterly direction the following five distances 156.2 feet, 281.9 feet, 61.9 feet, 916.6 feet, 198.16 feet to a point; thence, southeasterly direction 19.4 feet to a point; thence, northeasterly direction 240.2 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Spring Mill Road and Woodmont Road; thence, continuing along Woodmont Road in a northwesterly direction 1,294.3 feet to a point; thence, continuing in a southwesterly direction the following five distances, 135 feet, 210 feet, 135.3 feet, 96.9 feet, 897.9 feet to a point along Club House Road; thence, continuing along Club House Road in a northwesterly direction 597.9 feet to a point; thence, continuing in a northwesterly direction 564.1 feet to a point; thence, westerly direction 698.7 feet to a point; thence, southwesterly direction 993.8 feet to a point; thence, continuing in a southeasterly direction 178.7 feet to a point; thence, continuing in a southeasterly direction 176.9 feet to a point; thence, southeasterly direction 289.5 feet to a point; thence, southeasterly direction 131.4 feet to a point; thence, northeasterly direction 345 feet to a point along Club House Road; thence, continuing along Club House Road and Dogwood Road in a southeasterly direction 338.2 feet to a point; thence, northeasterly direction 462.5 feet to a point; thence, southeasterly direction 1,036.9 feet to a point along Spring Mill Road; thence, continuing along Spring Mill Road in a northeasterly direction 1,506.6 feet to the first mentioned point of beginning.

BEGINNING at a point at the intersection of Mt. Pleasant Road and Arrowmink Road; thence, continuing along Arrowmink Road in a northeasterly direction 2,355.3 feet to a point along Conshohocken State Road (PA-23); thence, continuing in a southeasterly direction along Conshohocken State Road (PA-23) 529.2 feet to a point; thence, southwesterly direction 221.9 feet to a point; thence, continuing in a southwesterly direction 68.3 feet to a point; thence, continuing in a southwesterly direction 400.5 feet to a point; thence, southeasterly direction 778.4 feet to a point along Spring Mill Road; thence, continuing along Spring Mill Road in a northeasterly direction 463.7 feet to a point at the intersection of Conshohocken State Road (PA-23) and Spring Mill Road; thence, in a northwesterly direction along Conshohocken State Road (PA-23) 1,210.6 to a point; thence, northeasterly direction 406.7 feet to a point; thence, continuing in a northeasterly direction 280.7 feet to a point; thence, continuing northeasterly direction 204.5 feet to a point; thence, southwesterly direction along Dogwood Road 855.2 feet to a point at the intersection of Spring Mill Road; thence, continuing along Spring Mill Road in a northeasterly direction 622.5 feet to a point along Stony Lane; thence, continuing along Stony Lane in a southeasterly direction 1,442.1 feet to a point; thence, continuing along Stony Lane in a northeasterly direction 1,155.5 feet to a point; thence, continuing along Stony Lane in a southeasterly direction 671.6 feet to a point; thence, northeasterly direction 895.9 feet to a point; thence, continuing in a northeasterly direction 199.8

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feet to a point; thence, southeasterly direction 343.2 feet to a point along Stony Lane; thence, continuing in a northwesterly direction along Stony Lane 183.3 feet to a point; thence, southeasterly direction 353.2 feet to a point along Lafayette Road; thence, continuing along Lafayette Road in a southwesterly direction 692.3 feet to a point at the intersection with Stony Lane; thence, along Stony Lane in a southeasterly direction 366.5 feet to a point at the intersection with Lafayette Road; thence, continuing along Lafayette Road in a southwesterly direction 367.4 feet to a point; thence, southeasterly direction 24 feet to a point; thence, northeasterly direction 20 feet to a point; thence, southeasterly direction 589.4 feet to a point; thence, southwesterly direction 82.4 feet to a point; thence, southeasterly direction 596.9 feet to a point; thence, southwesterly direction 377.9 feet to a point; thence, northwesterly direction 371.2 feet to a point along Country Club Road; thence, continuing along Country Club Road in a southwesterly direction 799.3 feet to a point at the intersection of Conshohocken State Road (PA-23); thence along Conshohocken State Road (PA-23) in a northwesterly direction 559.5 feet to a point; thence, southwesterly direction 453.5 feet to a point; thence, northwesterly direction 397.8 feet to a point; thence, southwesterly direction 498.5 feet to a point; thence, northwesterly direction 394.9 feet to a point along Lafayette Road; thence, southwesterly direction 25 feet along Lafayette Road; thence, southeasterly direction 726.2 feet to a point; thence, southwesterly direction 407.9 feet to a point; thence, southeasterly direction 337.5 feet to a point along Barberry Road; thence continuing along Barberry Road in a southwesterly direction 100 feet to a point; thence, southeasterly direction 400 feet to a point; thence, southwesterly direction 379.9 feet to the intersection of Mt. Pleasant Road and Green Valley Road; thence continuing along Mt. Pleasant Road in a southwesterly direction 546.6 feet to a point at the bend of Mt Pleasant Road; thence, continuing in a southeasterly direction 191.4 along Mt Pleasant Road; thence, southwesterly direction 208.5 feet to a point; thence, northwesterly direction 186.4 feet to a point; thence, in a southwesterly direction 25.1 feet to a point; thence, northwesterly direction 75.9 feet to a point; thence, westerly direction 447.6 feet to a point along Lafayette Road; thence continuing along Lafayette Road in a southeasterly direction 216.9 feet to a point; thence, continuing along Lafayette Road in a southwesterly direction 90.1 feet to a point; thence, southeasterly 389.8 feet to a point; thence, southwesterly direction 70 feet to a point; thence, southeasterly direction 342.5 feet to a point; thence, southwesterly direction 394.5 feet to a point; thence, in a southeasterly direction 601.6 feet to a point along Harriton Road; thence, continuing along Harriton Road in a southwesterly direction 2,831.5 feet to a point; thence, northwesterly direction 456.9 feet to a point; thence, continuing in a northwesterly direction 506.8 feet to a point; thence, southwesterly direction 213.8 feet to a point; thence, continuing in a southwesterly direction 406.1 feet to a point; thence, southeasterly direction 1,133.8 feet to a point along Old Gulph Road; thence; continuing along Old Gulph Road in a southwesterly direction 1,129.2 feet to a point at the intersection of N. Roberts Road and New Gulph Road; thence, continuing in a northwesterly direction along Old Gulph Road 1,703.2 feet to a point; thence, northeasterly direction 1,661.9 feet to a point; thence, northwesterly direction 1,141.2 feet to a point along N. Ithan Avenue; thence continuing along N. Ithan Avenue in a northeasterly direction 652.7 feet to a point; thence, in a northwesterly direction 1,509.1 feet to a point; thence, in a northeasterly direction 596.6 feet to a point; thence, in a northwesterly direction 1,332.6 feet to a point along Spring Mill Road; thence continuing in a northeasterly direction along Spring Mill Road 547.1 feet to a point; thence, in a northwesterly direction 755 feet to a point; thence, northeasterly direction 592.5 feet to a point; thence, in a southeasterly direction 755.9 feet to a point along Spring Mill Road; thence, continuing along Spring Mill Road in a northeasterly direction 2,112.5 feet to a point at the intersection of Mt. Pleasant Road; thence, continuing along Mt. Pleasant Road in a northwesterly direction 1,815.2 feet

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to the first mentioned point of beginning.

BEGINNING at a point at the intersection of Lafayette Road and Martins Lane; thence, continuing in a northwesterly direction along Martins Lane 360 feet to a point; thence in a northeasterly direction 22 feet to a point; thence, in a northwesterly direction 245.7 feet to a point; thence, northeasterly direction 296.3 feet to a point; thence, in a southeasterly direction 25 feet to a point; thence, northeasterly direction 899.1 feet to a point along the Schuylkill Expressway (I-76) right-of- way; thence, continuing along the Schuylkill Expressway (I-76) right-of-way in a southeasterly direction 1,033.7 feet to a point; thence, in a southwesterly direction 557.4 feet to a point along Lafayette Road; thence, continuing in a northwesterly and southwesterly directions along Lafayette Road 1,076.1 feet to the first mentioned point of beginning.

BEGINNING at a point at the intersection of Lafayette Road and Waverly Road; thence, continuing in a northwesterly direction along Lafayette Road 263.4 feet to a point; thence, in a northeasterly direction 486 feet to a point along the Schuylkill Expressway (I-76) right-of-way; thence, in a southeasterly direction along the Schuylkill Expressway (I-76) right-of-way 3,465.8 feet to a point; thence, southwesterly direction 288 feet to a point; thence, continuing in a southwesterly direction 388.5 feet to a point; thence, continuing in a southwesterly direction 51.5 feet to a point; thence, northwesterly direction 89 feet to a point; thence, continuing in a northwesterly direction 268.6 feet to a point; thence, southwesterly direction 391.3 feet to a point; thence, continuing in a southwesterly direction 676.6 feet to a point; thence, northwesterly direction 298.8 feet to a point along Briar Hill Road; thence, continuing in a southwesterly direction along Briar Hill Road 268.4 feet to a point at the intersection of Abbey Lane; thence, in a southwesterly direction along Abbey Lane 479.5 feet to its end; thence, continuing in a southwesterly direction 148.8 feet to a point; thence, northwesterly direction 25.9 feet to a point; thence, continuing in a southwesterly direction along the unopened portion of Abbey Lane 869.2 feet to a point; thence, continuing in a southeasterly direction 724.8 feet along the unopened portion of Abbey Lane to the intersection of Monk Road; thence, continuing in a northeasterly direction along Monk Road 1,477.7 feet to a point; thence, southeasterly direction 761.9 feet to a point; thence, in a southwesterly direction 200 feet to a point; thence, southeasterly direction 166 feet to a point; thence, southwesterly direction c245.5 feet to a point; thence, southeasterly direction 319.7 feet to a point along Rose Glen Road; thence, continuing along Rose Glen Road in a southwesterly direction 1,992 feet to a point; thence, in a northwesterly direction 609.6 feet to a point along Beaumont Drive; thence, continuing in a northwesterly direction along Beaumont Drive 306 feet to a point; thence, in a southwesterly direction 393.4 feet to a point; thence, southeasterly direction 317.5 feet to a point; thence, southwesterly direction 199.6 feet to a point; thence, southeasterly direction 257.3 feet to a point along Rose Glen Road; thence, continuing in a southwesterly direction along Rose Glen Road 158.3 feet to the intersection of Maplehill Road; thence, continuing in a southeasterly direction 715.5 feet along Maplehill Road to a point; thence, southwesterly direction 408.2 feet to a point; thence, northwesterly direction 278.6 feet to a point; thence, in a southwesterly direction 586.9 feet, a portion of which is along Winters Lane, to a point; thence, in a northwesterly direction 590.2 feet to a point along Youngs Ford Road; thence, continuing in a southwesterly direction along Youngs Ford Road 96.1 feet to a point; thence, northwesterly direction 171.2 feet to a point; thence, northwesterly direction 610.3 feet to a point; thence, southwesterly direction220 feet to a point along Conshohocken State Road (PA-23); thence, in a northwesterly direction 20 feet along Conshohocken State Road (PA-23) to a point; thence, in a northeasterly direction 220 feet to a

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point; thence, northwesterly direction 35 feet to a point; thence, northeasterly direction 10 feet to a point; thence, in a northwesterly direction 90 feet to a point; thence, northeasterly direction 184.8 feet to a point; thence, northwesterly direction 163.2 feet to a point; thence, in a southwesterly direction 54.4 feet to a point; thence, in a northwesterly direction 511.1 feet to a point along Waverly Road; thence, continuing in a northeasterly direction 663.8 feet along Waverly Road to the intersection of Youngs Ford Road; thence, continuing in a southeasterly direction 390.5 feet along Youngs Ford Road to a point; thence, northeasterly direction 86.1 feet to a point; thence, continuing in a northeasterly direction 709.9 feet to a point; thence, northwesterly direction 421.8 feet to a point along Waverly Road; thence, continuing in a northeasterly direction 1,944.3 feet along Waverly Road to the intersection of Briar Hill Road; thence, continuing in a northwesterly direction 888.9 feet along Waverly Road to a point; thence, northwesterly direction 170 feet to a point; thence, northwesterly direction 475.9 feet to a point; thence, northwesterly direction 497.7 feet to a point; thence, southwesterly direction 169.5 feet to a point; thence, northwesterly direction 357.9 feet to a point; thence, northerly direction 194.6 feet to a point; thence, northeasterly direction 472.2 feet to a point; thence, northeasterly direction 251.3 feet to a point; thence, southeasterly direction 300.4 feet to a point; thence, northwesterly direction 287.4 feet to a point; thence, northeasterly direction 226.3 feet to a point; thence, southeasterly direction 182.0 feet to a point; thence, in a northeasterly direction an arc distance of 242.2 feet to a point; thence, southeasterly direction 192.5 feet to a point; thence, continuing in a southeasterly direction 25 feet to a point; thence, southeasterly direction 216.1 feet to a point along Waverly Road; thence, continuing in a northeasterly direction 311.6 feet along Waverly Road to the intersection of Lafayette Road, being the first mentioned point of beginning.

BEGINNING at a point along Monk Road 127 feet west of the intersection of Old Monk Road; thence, northeasterly direction 40 feet to a point; thence, continuing in a northeasterly direction 70 feet to a point; thence, continuing in a northeasterly direction 373.7 feet to a point; thence, continuing in a northeasterly direction 322.3 feet to a point along the western right-of-way of the railroad; thence, crossing such railroad right-of-way in a southeasterly direction 504 feet to a point along the eastern right-of-way of the railroad; thence, continuing in a southeasterly direction along the right-of-way of the railroad 832.7 feet to a point; thence, southwesterly direction 212.3 feet to a point along the western right-of-way of the railroad; thence, continuing in a northwesterly direction along such railroad right-of-way 377.7 feet to a point; thence, in a westerly direction 354.7 feet to a point at the end of Monk Road; thence, in a southwesterly direction 312.1 feet to a point; thence, in a northwesterly direction 1,165.7 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Youngs Ford Road and Waverly Road, thence, continuing in a northwesterly direction along Youngs Ford Road 1,976.1 feet to a point at the intersection of Stony Lane; thence, northeasterly direction 474.7 feet to a point; thence, northwesterly direction 329.2 feet to a point along Youngs Ford Road; thence, continuing in a northeasterly direction along Youngs Ford Road 1,614.2 feet to a point; thence, northwesterly direction 557.5 feet to a point; thence, southwesterly direction 808.1 feet to a point; thence, southwesterly direction 1,105.4 feet to a point; thence, southeasterly direction 164.1 feet to a point; thence, southwesterly direction 324.2 feet; thence, continuing in a southwesterly direction 227.6 feet to a point along Stony Lane; thence, in a southwesterly direction along Stony Lane 607 feet to a point; thence, southwesterly direction 384.3 feet to a point; thence, northwesterly direction 115.7 feet to a point; thence, southwesterly direction 113 feet to a point; thence, northwesterly direction 155.8 feet to a point; thence, southwesterly

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direction 212.6 feet to a point; thence, southwesterly direction 106.9 feet to a point; thence, southeasterly direction 178.8 feet to a point; thence, southwesterly direction 67.1 feet to a point; thence, southwesterly direction 436.5 feet to a point along Conshohocken State Road (PA-23); then continuing in a northwesterly direction along Conshohocken State Road (PA-23) 593.8 feet to the intersection of Henry Lane; thence, continuing in a southwesterly direction along Conshohocken State Road (PA-23) 886.5 to a point; thence, in a southwesterly direction 507.2 feet to a point; thence, southeasterly direction 910.6 feet to a point; thence, northeasterly direction 894.4 feet to a point; thence, in a southeasterly direction 1,045.3 feet to a point; thence, continuing in a southeasterly direction 54.6 feet to a point; thence, continuing in a southeasterly direction 139.2 feet to a point along Waverly Road; thence, continuing in a northeasterly direction along Waverly Road 1,994.2 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Merion Square Road and Youngs Ford Road, thence, continuing in a northeasterly direction along Youngs Ford Road 658.3 feet to a point; thence, southeasterly direction 133.9 feet to a point; thence, northeasterly direction 193.6 feet to a point; thence, in a southeasterly direction 800.8 feet to a point; thence, southwesterly direction 614.8 feet to a point; thence, southeasterly direction 361.7 feet to a point; thence, in a southwesterly direction 219.5 feet to a point along Merion Square Road; thence, continuing in a southwesterly direction along Merion Square Road 1,700.5 feet to a point; thence, southeasterly direction 90 feet to a point; thence, continuing in a southeasterly direction 60 feet to a point; thence, continuing in a southeasterly direction 462.6 feet to a point; thence, continuing in a southeasterly direction 105.8 feet to a point; thence, southwesterly direction 610.3 feet to a point; thence, southeasterly direction 25 feet to a point; thence, southwesterly direction 77.3 feet; thence, continuing in a southwesterly direction 21.8 feet to a point; thence, continuing in a southwesterly direction 143 feet to a point along Old Gulph Road; thence, continuing in a southwesterly direction along Old Gulph Road 73.7 feet to a point; thence, continuing in a northwesterly direction along Old Gulph Road 497.7 feet to the intersection of Williamson Road; thence, continuing in a northwesterly direction along Williamson Road 563.4 feet to the intersection of Dove Lake Road; thence, in a northwesterly direction along Dove Lake Road 396 feet to a point; thence, in a northeasterly direction 210.3 feet to a point; thence, continuing in a northeasterly direction 341.3 feet to a point along Williamson Road; thence, continuing in a northeasterly direction along Williamson Road 344.5 feet to the intersection of Youngs Ford Road; thence, in a northwesterly direction along Williamson Road 631.0 feet to a point; thence, southwesterly direction 256.6 feet to a point; thence, southeasterly direction 29 feet to a point; thence, in a southwesterly direction 275.7 feet to a point along Dove Lake Road; thence, continuing in a northwesterly direction along Dove Lake Road 386.9 feet to a point; thence, continuing along Dove Lake Road in a northwesterly direction 918.7 feet to a point at the intersection of Black Rock Road; thence, continuing in a northeasterly direction along Black Rock Road 347.3 feet to a point; thence, in a northwesterly direction 125.7 feet to a point; thence, northeasterly direction 271.5 feet to a point; thence, in a southeasterly direction 35 feet to a point; thence, northeasterly direction 220.4 feet to a point along Williamson Road; thence, continuing in a southeasterly direction along Williamson Road 425.4 feet to a point at the intersection of Black Rock Road; thence, continuing in a northeasterly direction along Black Rock Road 692.1 feet to a point; thence, in a northwesterly direction 1,185 feet to a point; thence, in a southwesterly direction 213.4 feet to a point; thence, continuing in a southwesterly direction 295.8 feet to a point; thence, continuing in a southwesterly direction 128 feet to a point; thence, in a southwesterly direction 144.9 feet to a point; thence, northwesterly direction 35.4 feet to a point; thence, southwesterly direction 60 feet to a point;

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thence, northwesterly direction 37.5 feet to a point; thence, northwesterly direction 168.0 feet to a point; thence, southwesterly direction 153.3 feet to a point; thence, continuing in a southwesterly direction 97.4 feet to a point; thence, southwesterly direction 432.9 feet to a point along Williamson Road; thence, continuing along Williamson Road in a southwesterly direction 1,123.3 feet to a point; thence, northwesterly direction 390 feet to a point; thence, southwesterly direction 775.6 feet to a point along Morris Avenue; thence, continuing in a northwesterly direction along Morris Avenue 1,614.4 feet to the intersection with Harriton Road; thence, in a northeasterly direction along Harriton Road 1,532.8 feet to a point at the intersection of Mt. Pleasant Road; thence, continuing in a northwesterly direction along Mt. Pleasant Road 530.4 feet to a point; thence, in a northeasterly direction 708.3 feet to a point; thence, southeasterly direction 627.5 feet to a point along Rock Creek Road; thence, continuing along Rock Creek Road in a northeasterly direction 741.7 feet to a point; thence, in a southeasterly direction 10 feet to a point; thence, southeasterly direction 170.86 feet to a point; thence, continuing southeasterly direction 277.8 feet to a point; thence, southwesterly direction 2.4 feet to a point; thence, in a southeasterly direction 194.6 feet to a point; thence, continuing in a southeasterly direction 25.6 feet to a point; thence, continuing in a southeasterly direction 120.2 feet to a point along Muirfield Road; thence, continuing along Muirfield Road in a northeasterly direction 288.6 feet to a point at the intersection of Rock Creek Road; thence, in a northwesterly direction along Rock Creek Road 181.8 feet to a point; thence, in a easterly direction 52.1 feet to a point; thence, northeasterly direction 67.5 feet to a point; thence, continuing in a northeasterly direction 302.9 feet to a point; thence, in a southeasterly direction 646.8 feet to a point; thence, southwesterly direction 230.4 feet to a point along Waverly Road; thence, continuing in a northeasterly direction along Waverly Road 1,734.8 feet to a point, thence, in a southeasterly direction 994.7 feet to a point; thence, southwesterly direction 202.3 feet to a point; thence, southeasterly direction 624.5 feet to a point along Black Rock Road; thence, continuing in a southwesterly direction along Black Rock Road 189.3 feet to a point; thence, in a southeasterly direction 283.6 feet to a point; thence, southwesterly direction 103.1 feet to a point; thence, northwesterly direction 17.4 feet to a point; thence, southwesterly direction 163.4 feet to a point; thence, southeasterly direction 152.4 feet to a point; thence, in a southwesterly direction 406.5 feet to a point; thence, in a southeasterly direction 549 feet to the intersection of Merion Square Road and Youngs Ford Road, being the first mentioned point of beginning.

BEGINNING at the intersection of Merion Square Road and Old Gulph Road; thence, continuing in a southeasterly direction along Old Gulph Road 670.3 feet to the intersection of Dodds Lane; thence, continuing in a northeasterly direction along Dodds Lane 214.6 feet to a point; thence, southeasterly direction 138.2 feet to a point; thence, southerly direction 112.1 feet to a point; thence, southwesterly direction 105.1 feet to a point along Old Gulph Road; thence, continuing in a southeasterly direction along Old Gulph Road 139.2 feet to a point; thence, southwesterly direction 250.6 feet to a point; thence, in a northwesterly direction 35 feet to a point along Mill Creek Road; thence, continuing in a southwesterly direction along Mill Creek Road 540.1 feet to a point; thence, in a easterly direction 398.2 feet to a point; thence, in a southeasterly direction 144.2 feet to a point; thence, southwesterly direction 68.3 feet to a point; thence, southeasterly direction 182.7 feet to a point; thence, southwesterly direction 146.4 feet to a point; thence, southeasterly direction 34.2 feet to a point; thence, in a southwesterly direction 495.7 feet to a point; thence, northwesterly direction 22.2 feet to a point; thence, in a southwesterly direction 157.2 feet to a point; thence, continuing in a southwesterly direction 169.0 feet to a point; thence, continuing in a southwesterly direction 149.1 feet to a point; thence, continuing in a southwesterly direction 46.5 feet to a point; thence,

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continuing in a southwesterly direction 44.7 feet to a point; thence, in a northwesterly direction 171.2 feet to a point along Mill Creek Road; thence, continuing in a southwesterly direction along Mill Creek Road 70.3 feet to a point at the intersection of Grays Lane; thence, in a northwesterly direction along Grays Lane 750.2 feet to the intersection of Farm Lane; thence, continuing in a southwesterly direction along Grays Lane 42.9 feet to a point; thence, in a southeasterly direction 63.3 feet to a point; thence, southerly direction 96.5 feet to a point; thence, in a southeasterly direction 252.9 feet to a point; thence, southerly direction 227.7 feet to a point; thence, in a southwesterly direction 141.2 feet to a point; thence, in a southeasterly direction 325.6 feet to a point along Mill Creek Road; thence, continuing in a southwesterly direction along Mill Creek Road 140.0 feet to a point at the intersection of Cherry Lane; thence, in a southeasterly direction along Cherry Lane 635.8 feet to a point; thence, in a northwesterly direction 25.6 feet to a point; thence, in a northeasterly direction along the arc distance of 90.3 feet to a point; thence, northeasterly direction 164.8 feet to a point; thence, continuing in a northeasterly direction 48.0 feet to a point; thence, in a northwesterly direction 50.8 feet to a point; thence, in a northeasterly direction 434.6 feet to a point; thence, in a northeasterly direction 228.3 feet to a point; thence, in a northeasterly direction 314.0 feet to a point; thence, in a southeasterly direction 371.1 feet to a point; thence, in a southwesterly direction 667.2 feet to a point; thence, in a southeasterly direction 206.4 feet to a point; thence, in a southwesterly direction 575.6 feet to a point along Cherry Lane; thence, continuing in a southeasterly direction along Cherry Lane 238.6 feet to a point; thence, in a northeasterly direction 111.2 feet to a point; thence, continuing in a northeasterly direction 194.7 feet to a point; thence, in a southeasterly direction 208.3 feet to a point; thence, northeasterly direction 752.3 feet to a point; thence, in a southeasterly direction 1,242.6 feet to a point; thence, continuing in a northeasterly direction 301.0 feet to a point along Gypsy Lane; thence, continuing in a southeasterly direction along Gypsy Lane 1,256.3 feet to a point at the intersection of E. Montgomery Avenue; thence, continuing in a southwesterly direction along E. Montgomery Avenue 692.1 feet to a point; thence, in a northwesterly direction 244.9 feet to a point; thence, continuing in a northwesterly direction 105.7 feet to a point; thence, continuing in a northwesterly direction 249.6 feet to a point; thence, in a southwesterly direction 85.5 feet to a point; thence, northwesterly direction 53.0 feet to a point; thence, in a northeasterly direction 80 feet to a point; thence, in a northwesterly direction 364.7 feet to a point; thence, northwesterly direction 15 feet to a point; thence, northeasterly direction 32.0 feet to a point; thence, in a northeasterly direction 90 feet to a point at the intersection of Loves Lane and Cherry Lane; thence, continuing in a northwesterly direction along Cherry Lane 245.9 feet to a point; thence, in a southwesterly direction 70 feet to a point; thence, in a southwesterly direction 161.2 feet to a point; thence, southwesterly direction 534.3 feet to a point; thence, in a northwesterly direction 441.5 feet to a point along Llanfair Road; thence, continuing in a southwesterly direction along Llanfair Road 217.5 feet to a point; thence, southeasterly direction 311.7 feet to a point; thence, northwesterly direction 70 feet to a point; thence, in a southwesterly direction 339.9 feet to a point along Wister Road; thence, continuing in a northwesterly direction along Wister Road 839.7 feet to a point along Llanfair Road; thence, continuing in a southwesterly direction along Llanfair Road 73.5 feet to a point at the intersection of St. Georges Road; thence, continuing in a northwesterly direction along St. Georges Road 319.4 feet to a point; thence, in a northeasterly direction 40 feet to a point; thence, northwesterly direction 74.5 feet to a point; thence, continuing in a northwesterly direction 237.4 feet to a point; thence, in a southwesterly direction 231.4 feet to a point; thence, in a southwesterly direction 24 feet to a point; thence, in a southeasterly direction 95.1 feet to a point; thence, southwesterly direction 675.7 feet to a point; thence, in a northwesterly direction 108.5 feet to a point; thence, continuing in a southwesterly direction 150 feet to a point;

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thence, in a northwesterly direction 109.1 feet to a point; thence continuing in a northwesterly direction 243.9 feet to a point along Mill Creek Road; thence, continuing along Mill Creek Road in a northeasterly direction 49.3 feet to a point; thence, in a northwesterly direction 297.2 feet to a point; thence, in a northeasterly direction 246.5 feet to a point along Valley Road; thence, continuing along Valley Road in a southeasterly direction 296.1 feet to the intersection of Mill Creek Road; thence, continuing along Mill Creek Road in a northwesterly direction 517.2 feet to a point at the intersection of Woodside Road; thence, continuing in a southwesterly direction along Woodside Road 1,069.8 feet to a point; thence, in a northwesterly direction 253.2 feet to a point; thence, southwesterly direction 138.5 feet to a point; thence, continuing in a southwesterly direction 80.1 to a point; thence, continuing in a southwesterly direction 138.2 feet to a point; thence, in a northwesterly direction 42.9 feet to a point; thence, northeasterly direction 40.1 feet to a point; thence, continuing in a northeasterly direction 96.5 feet to a point; thence, continuing in a northeasterly direction 82.5 feet to a point; thence, in a northwesterly direction 145.9 feet to a point; thence, in a northeasterly direction 20 feet to a point; thence, northwesterly direction 109.8 feet to a point; thence, in a southwesterly direction 31.5 feet to a point; thence, southwesterly direction 96.7 feet to a point; thence, in a northwesterly direction 299.3 feet to a point; thence, in a southwesterly direction 355.3 feet to a point; thence, in a southeasterly direction 132.3 feet to a point; thence, southwesterly direction 200.5 feet to a point; thence, in a northwesterly direction 461.3 feet to a point along Cheswold Lane; thence, continuing in a northeasterly direction along Cheswold Lane 935.5 feet to a point at the intersection of Elbow Lane; thence, continuing along Elbow Lane in a northwesterly direction 715.5 feet to a point along Grays Lane; thence, in a southwesterly direction along Grays Lane 1,115.2 feet to a point; thence, in a northwesterly direction 659.3 feet to a point; thence, southwesterly direction 162.6 feet to a point; thence, in a northwesterly direction 134.3 feet to a point; thence, continuing in a northwesterly direction 210.3 feet to a point along Booth Lane; thence, continuing along Booth Lane in a southwesterly direction 398.8 feet to a point at the intersection of Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 515.5 feet to a point at the intersection of New Gulph Road and Rose Lane; thence, continuing in a northwesterly direction along New Gulph Road 1,248.3 feet to a point at the intersection of Pennswood Road; thence, in a northeasterly and northwesterly direction along Pennswood Road 1,273.6 feet to a point along Fishers Road; thence, continuing in a northeasterly direction along Fishers Road 389.2 feet to a point; thence, in a northwesterly direction 487.5 feet to a point; thence, continuing in a northwesterly direction 1,039.1 feet to a point along Morris Avenue; thence, continuing in a southwesterly direction along Morris Avenue 127.9 feet to a point; thence, in a northwesterly direction 498.0 feet to a point; thence, southwesterly direction 204.5 feet to a point; thence, in a northwesterly direction 63.8 feet to a point; thence, in a northwesterly direction 150.1 feet to a point; thence, in a northwesterly direction 40 feet to a point; thence, northwesterly direction 283.7 feet to a point; thence, in a northeasterly direction 300.5 feet to a point; thence, continuing in a southeasterly direction 186.7 feet to a point; thence, northeasterly direction 199.8 feet to a point at the intersection of Potts Lane and Caversham Road; thence, continuing in a northwesterly direction along Potts Lane 230.4 feet to point; thence, in a northeasterly direction 200 feet to a point; thence, in a northwesterly direction 303.5 feet to a point along Colebrook Lane; thence, continuing in a westerly direction along Colebrook Lane 169.8 feet to the intersection of Potts Lane; thence, in a northwesterly direction along Potts Lane 240 feet to a point; thence, in a northwesterly direction 152.6 feet to a point; thence, in a northwesterly direction 160.2 feet to a point; thence, continuing in a southeasterly direction 178.6 feet to a point along Colebrook Lane; thence, continuing along Colebrook Lane in a northeasterly and southeasterly direction 580.8 feet to a point; thence, in a

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northeasterly direction 179.5 feet to a point; thence, southeasterly direction 77.6 feet to a point; thence, in a northeasterly direction 196.5 feet to a point along Old Gulph Road; thence, continuing along Old Gulph Road in a northwesterly direction 1,398.6 feet to a point at the intersection of Harriton Road; thence, continuing along Harriton Road in a northeasterly direction 2,994.5 feet to a point at the intersection of Morris Avenue; thence, continuing along Morris Avenue in a southeasterly direction 1,680.1 feet to the intersection with Williamson Road; thence, continuing in a southwesterly direction along Morris Avenue 147.9 feet to a point; thence, in a southeasterly direction 230.5 feet to a point; thence, in a southerly direction 157.2 feet to a point; thence, in a southeasterly direction 1,151.4 feet to a point; thence, in a southeasterly direction 77.3 feet to a point; thence, continuing in a northeasterly direction 115.0 feet to a point; thence, northeasterly direction 308.8 feet to a point; thence, in a northeasterly direction 51.8 feet to a point; thence, in a northeasterly direction 207.6 feet to a point; thence, in a southeasterly direction 416.6 feet to a point; thence, southeasterly direction 234.8 feet to a point along Black Rock Road; thence, continuing along Black Rock Road in a northeasterly direction 75.5 feet to a point; thence, southeasterly direction 502.2 feet to a point; thence, in a southeasterly direction 196.7 feet to a point; thence, in a southwesterly direction 245.4 feet to a point; thence, southeasterly direction 31.3 feet along Old Gulph Road; thence, in a northeasterly direction 241.9 feet to a point; thence, in a southeasterly direction 168.3 feet to a point; thence, in a southeasterly direction 195.6 feet to a point; thence, in a southwesterly direction 166.9 feet to a point along Old Gulph Road; thence, continuing in a southeasterly direction along Old Gulph Road 992 to a point at the intersection of Mulberry Lane; thence, continuing in a southeasterly direction along Mulberry Lane 322.4 feet to a point; thence, in a northeasterly direction 107.4 feet to a point; thence, in a northeasterly direction 285.8 feet to a point; thence, in a southeasterly direction 185.7 feet to a point; thence, in a northeasterly direction 61.8 feet to a point; thence, in a southeasterly direction 330.9 feet to a point; thence, in a northeasterly direction 398.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Mill Creek Road and E. Old Gulph Road, thence, in a northeasterly direction along Mill Creek Road 1,337.9 feet to a point; thence, in a northwesterly direction 206.8 feet to a point; thence, in a northwesterly direction 886.4 feet to a point along Dodds Lane; thence, continuing in a southwesterly direction along Dodds Lane 162.7 feet to a point; thence, in a northwesterly direction 316.9 feet to a point; thence, in a northwesterly direction 342.3 feet to a point; thence, in a northeasterly direction 24.6 feet to a point; thence, in a northwesterly direction179.8 feet to a point; thence, in a southwesterly direction 673.0 feet to a point; thence, in a southeasterly direction 853.6 to a point along Dodds Lane; thence, continuing in a northeasterly direction along Dodds Lane 273.3 feet to a point; thence, in a southeasterly direction 529.3 feet to a point; thence, in a southwesterly direction 403.1 feet to a point; thence, in a southeasterly direction 23.4 feet to a point; thence, in a southwesterly direction 12.8 feet to a point; thence, continuing in a southwesterly direction along an arc distance 217.9 feet to a point; thence, in a southwesterly direction 1.2 feet to a point; thence, in a southeasterly direction 160.9 feet to a point; thence, in a southwesterly direction 184.3 feet to a point; thence, in a northeasterly direction 47 feet to a point; thence, in a northwesterly direction 123.9 feet to a point; thence, in a northwesterly direction 46.6 feet to a point; thence, in a southwesterly direction 171.5 feet to a point; thence, in a northwesterly direction 72.1 feet to a point; thence, in a northwesterly direction 268.7 feet to a point; thence, in a southwesterly direction 333.2 feet to a point along W. Old Gulph Road; thence, continuing along W. Old Gulph Road in a southeasterly direction 973.2 to the intersection of Mill Creek Road, being the first mentioned point of beginning.

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BEGINNING at the intersection of Old Gulph Road and Bryn Mawr Avenue; thence, continuing in a northwesterly direction along Old Gulph Road 1,045.6 feet to the intersection of Hagys Ford Road; thence, continuing along Old Gulph Road in a northwesterly direction 2,464.6 feet to a point; thence, in a southwesterly direction 237.6 feet to a point; thence, in a southwesterly direction 21.8 feet to a point; thence, in a southeasterly direction 62.3 feet to a point; thence, in a southeasterly direction 322.3 feet to a point; thence, in a southeasterly direction 663.0 feet to a point; thence, in a southeasterly direction 52.3 feet to a point; thence, in a southwesterly direction 21.5 feet to a point; thence, in a southeasterly direction 154.8 feet to a point along Montgomery School Lane; thence, continuing in a northeasterly direction along Montgomery School Lane 120.7 feet to a point; thence, in a southeasterly direction 204.7 feet to a point; thence, in a northeasterly direction 7.7 feet to a point; thence, in a southeasterly direction 133.9 feet to a point; thence, in a southwesterly direction 21 feet to a point; thence, in a southeasterly direction 178.8 feet to a point along Moreno Road; thence, continuing along Moreno Road in a northeasterly direction 17.8 feet to a point; thence, in a southeasterly direction 203.9 feet to a point; thence, in a southwesterly direction 251.6 feet to a point along McClenaghan Mill Road; thence, continuing along McClenaghan Mill Road in a southeasterly direction 30.8 feet to a point; thence, in a southwesterly direction 244.1 feet to a point; thence, in a northwesterly direction 163.8 feet to a point along Moreno Road; thence, continuing along Moreno Road in a southwesterly direction 31.1 feet to a point; thence, in a northwesterly direction 229.4 feet to a point; thence, continuing in a northwesterly direction 213.3 feet to a point along Montgomery School Lane; thence, continuing along Montgomery School Lane in a southwesterly 83.1 feet to a point; thence, in a northwesterly direction 191.6 feet to a point; thence, in a southwesterly direction 78.6 feet to a point; thence, in a northwesterly direction 168.9 feet to a point; thence, in a northeasterly direction 56.6 feet to a point; thence, in a northwesterly direction152.4 feet to a point; thence, continuing in a northwesterly direction 204.2 feet to a point; thence, in a southwesterly direction 107 feet to a point; thence, in a southwesterly direction 196.3 feet to a point along Hemlock Road; thence, continuing in a northwesterly direction along Hemlock Road 177.5 feet to the intersection of Beech Hill Road; thence, in a northwesterly direction along Beech Hill Road 194.1 feet to a point; thence, in a westerly direction 187.6 feet to a point; thence, in a northwesterly direction 39.4 feet to a point; thence, in a southwesterly direction 204.6 feet to a point along Gypsy Lane at the intersection of Adrienne Lane; thence, continuing along Gypsy Lane in a southwesterly direction 701.6 feet to a point; thence, in a northwesterly direction 253.0 feet to a point; thence, continuing in a northwesterly direction 864.5 feet to a point; thence, in a northeasterly direction 59.5 feet to a point; thence, in a southeasterly direction 35.2 feet to a point; thence, in a northeasterly direction 294.5 feet to a point; thence, in a northwesterly direction 350.7 feet to a point; thence, in a northwesterly direction 148.5 feet to a point; thence, in a northwesterly direction 263.8 feet to a point; thence, in a northeasterly direction 217.1 feet to a point along E. Old Gulph Road; thence, continuing along Old Gulph Road in a southeasterly direction 407.1 feet to a point; thence, in a northeasterly direction 279.9 feet to a point; thence, in a southeasterly direction 157.9 feet to a point; thence, in a southwesterly direction 95.6 feet to a point; thence, continuing in a southwesterly direction 141.84 feet to a point along Old Gulph Road; thence, continuing in a southeasterly direction along Old Gulph Road 50.7 feet to a point; thence, in a northeasterly direction 125 feet to a point; thence, in a northeasterly direction 280.5 feet to a point; thence, in a southeasterly direction 238.6 feet to a point; thence, in a southwesterly direction 116.7 feet to a point; thence, in a southwesterly direction 62.4 feet to a point along Old Gulph Road; thence, continuing in a southeasterly direction along Old Gulph Road 20 feet to a point; thence, in a

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northeasterly direction 60.2 feet to a point; thence, continuing in a northeasterly direction 107.6 feet to a point; thence, continuing in a northeasterly direction 50.3 feet to a point; thence, continuing in a northeasterly direction 179.9 feet to a point; thence, in a southeasterly direction 96.6 feet to a point; thence, continuing in a southeasterly direction 152.3 feet to a point; thence, in a southwesterly direction 28.2 feet to a point; thence, in a southwesterly direction 120.5 feet to a point; thence, in a southwesterly direction 95.4 feet to a point; thence, in a southwesterly direction 83.6 feet to a point along Old Gulph Road; thence, continuing in a southeasterly direction along Old Gulph Road 107.7 feet to a point; thence, in a northeasterly direction 109 feet to a point; thence, in a northeasterly direction 1,175.7 feet to a point; thence, in a northwesterly direction 143.5 feet to a point; thence, in a northeasterly direction 216.8 feet to a point along Righters Mill Road; thence, continuing in a northwesterly direction along Righters Mill Road 231.2 feet to a point; thence, in a southwesterly direction 708.7 feet to a point; thence, in a northwesterly direction 649.8 feet to a point; thence, continuing in a northwesterly direction 23 feet to a point; thence, in a northeasterly direction 73.8 feet to a point; thence, in a northwesterly direction 114.76 feet to a point; thence, in a northeasterly direction 593.1 feet to a point; thence, in a northeasterly direction 233.9 feet to a point; thence, in a northeasterly direction 166.5 feet to a point along Righters Mill Road; thence, continuing in a southerly direction along Righters Mill Road 265.8 feet to a point; thence, in a northeasterly direction 1,308.0 feet to a point; thence, in a southeasterly direction 470.3 feet to a point along Summit Road; thence, in a northeasterly direction 22.4 along Summit Road; thence, in a northwesterly direction 410.8 feet to a point; thence, in a northeasterly direction 190.6 feet to a point; thence, in a southeasterly direction 223.1 feet to a point; thence, in a northeasterly direction 161.5 feet to a point along the Sibley Avenue right-of-way; thence, in a northwesterly direction 95.9 along Sibley Avenue right-of-way to a point; thence, in a northeasterly direction 211.4 feet to a point; thence, in a southeasterly direction 15.3 feet to a point; thence, in a northeasterly direction 416.0 feet to a point along Fairview Road; thence, continuing in a northwesterly direction along Fairview Road 498.2 feet to a point; thence, in a northeasterly direction 133 feet to a point; thence, in a southeasterly direction 174.7 feet to a point; thence, in a northeasterly direction 385.3 feet to a point along Conshohocken State Road (PA-23); thence, continuing in a northwesterly direction along Conshohocken State Road (PA-23) 217.1 feet to the intersection of Hollow Road; thence, continuing in a northeasterly direction along Hollow Road 261.4 feet to a point; thence, in a northwesterly direction 888.7 feet to a point; thence, in a northeasterly direction 372.9 feet to a point; thence, in a southeasterly direction 469.7 feet to a point; thence, in a southwesterly direction 130.9 feet to a point; thence, in a southwesterly direction 91.5 feet to a point along Bobarn Drive; then, continuing in a southeasterly direction along Bobarn Drive 99.3 feet to a point; thence, in a southwesterly direction 141.9 feet to a point; thence, continuing in a southwesterly direction 62.4 feet to a point; thence, continuing in a southwesterly direction 189.4 feet to a point along Hollow Road; thence, continuing in a northeasterly direction along Hollow Road 150.6 feet to a point; thence, in a southeasterly direction 52.7 feet to a point; thence, in a southeasterly direction 207.2 feet to a point; thence, in a southwesterly direction 105 feet to a point; thence, in a southwesterly direction193.4 feet to a point; thence, in a southerly direction 189.2 feet to a point; thence, in a southeasterly direction 283 feet to a point; thence, in a southeasterly direction 281.6 feet to a point; thence, continuing in a northeasterly direction 151.7 feet to a point; thence, in a southeasterly direction 226.4 feet to a point; thence, in a southwesterly direction 125 feet to a point; thence, in a southeasterly direction 165.3 feet to a point; thence, in a southeasterly direction 64.3 feet to a point; thence, in a southeasterly direction 196.8 feet to a point; thence, in a northeasterly direction 23.1 feet to a point; thence, in a southeasterly direction 190.9 feet to a point; thence, in a northeasterly

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direction 200 feet to a point along Rosemary Lane; thence, continuing along Rosemary Lane in a southeasterly direction 25 feet to a point; thence, in a southwesterly direction 200 feet to a point; thence, in a southeasterly direction 160 feet to a point; thence, in a northeasterly direction 200 feet to a point along Rosemary Lane; thence, continuing along Rosemary Lane in a southeasterly direction 154.9 feet to a point; thence, in a southwesterly direction 119.4 feet to a point; thence, in a southeasterly direction 118.9 feet to a point; thence, continuing in a southeasterly direction 95.3 feet to a point; thence, in a northeasterly direction 458.5 feet to a point along Tower Lane; thence, continuing along Tower Lane in a southeasterly direction 199.5 feet to a point along Hagys Ford Road; thence, continuing along Hagys Ford Road in a northeasterly direction 1,333.1 feet to a point; thence, in a northeasterly direction 20 feet to a point; thence, in a southeasterly direction 185.9 feet to a point; thence, in a northeasterly direction 98.1 feet to a point; thence, in a southeasterly direction 105.5 feet to a point; thence, in a northeasterly direction 309.9 feet to a point; thence, in a northwesterly direction 477.3 feet to a point; thence, in a southwesterly direction 415.9 feet to a point along Hagys Ford Road; thence, continuing in a northwesterly direction along Hagys Ford Road 1,472.7 feet to a point; thence, in a southwesterly direction 219.7 feet to a point; thence, in a northwesterly direction 736.2 feet to a point along Tower Lane; thence, continuing in a northwesterly direction 190.3 feet to a point; thence, in a northeasterly direction 210.3 feet to a point along Hagys Ford Road; thence, continuing in a northwesterly direction along Hagys Ford Road 345.6 feet to the intersection of Hollow Road; thence, continuing in a northeasterly direction along Hollow Road 562 feet to a point; thence, in a northwesterly direction 252.6 feet to a point along Bobarn Drive; thence, continuing in a northeasterly direction along Bobarn Drive 63 feet to a point; thence, in a northwesterly direction 236 feet to a point; thence, in a southwesterly direction 93 feet to a point; thence, in a northwesterly direction 78.5 feet to a point; thence, in a northeasterly direction 197.3 feet to a point along Chermar Lane; thence, continuing in a northerly direction along Chermar Lane 555.5 feet to the intersection of Hagys Ford Road; thence, in a northeasterly direction along Hagys Ford Road 776.3 feet to a point; thence, continuing along Hagys Ford Road in a southeasterly direction 637.9 feet to the intersection of Hollow Road; thence, in a northeasterly direction along Hollow Road 925.3 feet to a point; thence, along the Schuylkill Expressway Entrance Ramp and Schuylkill Expressway (I-76) in a northeasterly and southeasterly direction 1,032.9 feet; thence, in a northeasterly direction 16.1 feet to a point along the Schuylkill Expressway (I-76); thence, continuing along the Schuylkill Expressway (I-76) in a southeasterly direction 1,196.9 feet to a point; thence, in a southeasterly direction 739 feet to a point; thence, in a northeasterly direction 544.3 feet to a point; thence, in a southeasterly direction 401.4 feet to a point; thence, continuing in a southeasterly direction 243.3 feet to a point; thence, continuing in a southeasterly direction 251.7 feet to a point along Schuylkill Expressway (I-76); thence, in a southeasterly direction along the Schuylkill Expressway (I-76) 480.7 feet to a point; thence, in a southeasterly direction 112 feet to a point; thence, continuing in a southeasterly direction 327.0 feet to a point; thence, in a southwesterly direction 461.5 to a point at the intersection of Flat Rock Road and Mary Waters Ford Road; thence, continuing in a southeasterly direction along Mary Waters Ford Road 345.4 feet to the intersection of Centennial Road; thence, in a southwesterly direction along Centennial Road 1,784.5 feet to a point; thence, in a southeasterly direction 386 feet to a point; thence, in a southwesterly direction 2,176.4 feet to a point; thence, in a southwesterly direction 297.2 feet to a point; thence, in a southeasterly direction 184.7 feet to a point; thence, in a southwesterly direction 106.9 feet to a point; thence, in a southeasterly direction 568.9 feet to a point along N. Woodbine Avenue; thence, continuing along N. Woodbine Avenue in a northeasterly direction 18.8 feet to a point; thence, in a southeasterly direction 221.5 feet to a point; thence, in a

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northeasterly direction 73.1 feet to a point; thence, in a southeasterly direction 430.9 feet to a point; thence, in a southwesterly direction 285.5 feet to a point along Hillcrest Road; thence, continuing along Hillcrest Road in a northeasterly direction 91.5 feet to a point; thence, in a southeasterly direction 316 feet to a point; thence, in a southwesterly direction 574.9 feet to a point; thence, in a southeasterly direction 228.7 feet to a point; thence, in a southwesterly direction 71.9 feet to a point along Conshohocken State Road (PA-23); thence, continuing in a southeasterly direction along Conshohocken State Road (PA-23) 423.2 feet to the intersection with Manayunk Road; thence continuing in a southeasterly direction along Manayunk Road 775 feet to a point; thence, in a northwesterly direction 175 feet to a point; thence, in a southeasterly direction 31.8 feet to a point; thence, in a southwesterly direction 319.5 feet to a point along Lemar Circle; thence, continuing along Lemar Circle in a northwesterly direction 374.1 feet to a point along General Lafayette Road; thence, continuing along General Lafayette Road in a southwesterly direction 27.6 feet to a point; thence, in a westerly direction 209.9 feet to a point; thence, in a southwesterly direction 117 feet to a point; thence, continuing in a southwesterly direction 123 feet to a point; thence, continuing in a southwesterly direction 134.8 feet to a point; thence, in a northerly direction 50 feet to a point; thence, in a westerly direction 111.5 feet to a point; thence, in a southerly direction 86.6 feet to a point; thence, in a southwesterly direction 820.1 feet to a point; thence, in a southeasterly direction 405.1 feet to a point; thence, in a southwesterly direction 615.3 feet to a point along S. Woodbine Avenue; thence, continuing along S. Woodbine Avenue in a northeasterly direction 869.5 feet to a point; thence, in a northwesterly direction 352.6 feet to a point; thence, in a northeasterly direction 194.9 feet to a point; thence, in a northwesterly direction 322.5 feet to a point; thence, in a northerly direction 17.7 feet to a point; thence, in a southwesterly direction 181.9 feet to a point; thence, in a northwesterly direction 54.8 feet to a point; thence, in a northwesterly direction 146.8 feet to a point; thence, in a southwesterly direction 95.6 feet to a point; thence, in a northwesterly direction 311.5 feet to a point; thence, in a northwesterly direction 74 feet to a point; thence, in a southwesterly direction 143.1 feet to a point; thence, in a northwesterly direction 99.7 feet to a point; thence, in a southwesterly direction 38 feet to a point; thence, in a northwesterly direction 105 feet to a point along Bryn Mawr Avenue; thence, continuing along Bryn Mawr Avenue in a southwesterly direction 1,354.3 feet to the first mentioned point of beginning, excepting out that parcel of land (006E094) currently or formerly owned by the Lower Merion School District, bound by Margo lane, Righters Mill Road, and Hagys Ford Road.

BEGINNING at a point along Fairview Road, 1,270.9 feet northwest of the intersection of Summit Road; thence, continuing along Fairview Road in a northwesterly direction 581.8 feet to a point; thence, in a northeasterly direction 390.7 feet to a point; thence, in a southeasterly direction 151.7 feet to a point; thence, in a northeasterly direction 32.1 feet to a point; thence, continuing in a northeasterly direction 33.9 feet to a point; thence, in a southeasterly direction 115.6 feet to a point; thence, in a southwesterly direction 85.2 feet to a point; thence, in a southeasterly direction 289.1 feet to a point; thence, in a southwesterly direction 369.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Greaves Lane and Righters Mill Road; thence, continuing along Righters Mill Road in a northwesterly direction 327.3 feet to a point; thence, in a southwesterly direction 218.9 feet to a point; thence, in a southeasterly direction 60.5 feet to a point; thence, in a southwesterly direction 230.4 feet to a point; thence, in a southeasterly direction 139.6 feet to a point; thence, in a northeasterly direction 494.7 feet to the first mentioned point of beginning.

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BEGINNING at a point along Righters Mill Road, 441.6 feet northwest of the intersection of Greaves Lane and Righters Mill Road; thence, continuing in a northwesterly direction along Righters Mill Road 237.4 feet to a point; thence, in a northeasterly direction 592.3 feet to a point along Conshohocken State Road (PA-23); thence, continuing in a southeasterly direction along Conshohocken State Road (PA-23) 279.4 feet to a point; thence, in a southwesterly direction 645.9 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Heath Road and Baird Road, thence, continuing in a southeasterly direction along Baird Road 637 feet to a point; thence, in a westerly direction 116.2 feet to a point; thence, in a southwesterly direction 130 feet to a point; thence, in a southeasterly direction 113.6 feet to a point; thence, continuing in a southeasterly direction 63 feet to a point; thence, in a southwesterly direction 60.6 feet to a point; thence, in a southwesterly direction 116.9 feet to a point; thence, in a southeasterly direction 115 feet to a point along Hazelhurst Avenue; thence, continuing along Hazelhurst Avenue in a southwesterly direction 65 feet to a point; thence, in a northwesterly direction 690.3 feet to a point; thence, in a northeasterly direction 100 feet to a point; thence, in a northwesterly direction 227.9 feet to a point along Heath Road; thence, continuing in a northeasterly direction along Heath Road 373.1 feet to the first mentioned point of beginning.

BEGINNING at a point along Heath Road, 398.6 feet southwest of the intersection of Heath Road and Baird Road; thence, in a southwesterly direction along Heath Road 344.1 feet to a point; thence, in a southeasterly direction 299.3 feet to a point; thence, in a northeasterly direction 328.9 feet to a point; thence, in a northwesterly direction 244.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Sycamore Avenue and Merion Road; thence, continuing in a southwesterly direction along Merion Road 1,575.4 feet to a point at the intersection of Civic Circle and N. Highland Avenue; thence, continuing along N. Highland Avenue in a northeasterly direction 594.4 feet to a point; thence, in a southeasterly direction 420 feet to a point; thence, in a southwesterly direction 327.1 feet to a point along Raynham Road; thence, continuing along Raynham Road in a southeasterly direction 472.5 to the intersection of N. Latches Lane; thence, in a southwesterly direction along N. Latches Lane 278.5 feet to a point; thence, in a southeasterly direction 228.6 feet to a point; thence, in a northeasterly direction 281.3 feet to a point along Raynham Road; thence, continuing along Raynham Road in a southeasterly direction 1,105.9 feet to a point along City Avenue; thence, in a northeasterly direction along City Avenue 623.6 feet to a point along Berwick Road; thence, in a northwesterly direction 631.6 feet along Berwick Road to a point along Berwick Road; thence, continuing in a southwesterly direction along Berwick Road 246.5 feet to a point; thence, in a northwesterly direction 332.6 feet to a point; thence, in a southwesterly direction 115.8 feet to a point; thence, in a northwesterly direction 363.9 feet to a point along N. Latchs Lane; thence, continuing in a northeasterly direction along N. Latchs Lane 2,754.2 feet to a point; thence, in a northwesterly direction 357.6 feet to a point; thence, in a southwesterly direction 430.0 feet to a point; thence, in a northwesterly direction 458.2 feet to a point along N. Highland Avenue; thence, continuing in a northeasterly direction along N. Highland Avenue 214.2 feet to a point; thence, in a northwesterly direction 274.0 feet to a point; thence, in a southwesterly direction 218.3 feet to a point; thence, in a northwesterly direction 53 feet to a point; thence, in a southwesterly direction 109.1 feet to a point; thence, in a northwesterly direction 227

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feet to a point along Melrose Avenue; thence, continuing in a northeasterly direction along Melrose Avenue 602 feet to a point; thence, in a northwesterly direction 326.9 feet to a point; thence, continuing in a northwesterly direction 77.9 feet to a point; thence, in a southwesterly direction 618.3 feet to a point along Orchard Way; thence, continuing along Orchard Way in a northwesterly direction 31.4 feet to a point; thence, in a southwesterly direction 329.7 feet to a point; thence, in a southeasterly direction 13.1 feet to a point; thence, in a southwesterly direction 178.2 feet to a point along Linden Lane; thence, continuing along Linden Lane in a southeasterly and southwesterly direction 875 feet to a point at the intersection of Cross Road; thence, continuing along Cross Road in a northwesterly direction 153.5 feet to a point; thence, in a southwesterly direction 126.2 feet to a point; thence, in a northwesterly direction 326.4 feet to a point along Sycamore Avenue; thence, continuing in a southwesterly direction along Sycamore Avenue 133.5 feet to the first mentioned point of beginning.

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3. LDR 3 Low Density Residence District

LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 001B501 002F071 003G094 005E171 001C060 002G053 003G193 005E244 001B516 002F072 003G095 005E172 001C061 002G054 003G194 005E245 001C001 002F254 003G096 005E173 001C062 002G055 003G195 005E246 001C002 002F263 003G097 005E174 001C063 002G056 003G196 005E248 001C003 002F266 003G098 005E175 001C064 002G057 003G197 005E252 001C004 002F287 003G099 005E176 001C065 002G059 003G207 005E253 001C005 002F288 003G100 005E177 001C066 002G060 003G208 005E268 001C006 002F289 003G101 005E178 001C067 002G061 003G209 005E269 001C007 002F290 003G102 005E181 001C068 002G062 003G210 005E270 001C008 002F311 003G103 005E182 001C069 002G063 003G211 005E271 001C009 002F364 003G104 005E185 001C070 002G064 003G212 005E272 001C010 002F365 003G105 005E186 001C071 002G065 003G213 005E273 001C011 002F368 003G106 005E187 001C072 002G066 003G214 005F002 001C012 002F374 003G107 005E188 001C073 002G067 003G215 005F005 001C017 002F375 003G108 005E189 001C074 002G068 003G216 005F016 001C018 002F377 003G109 005E192 001C075 002G069 003G217 005F017 001C019 002F378 003G110 005E193 001C076 002G070 003G218 005F020 001C020 002F381 003G111 005E194 001C077 002G071 003G219 005F021 001C021 002F382 003G112 005E196 001C081 002G072 003G220 005F027 001C022 002G021 003G113 005E197 001C082 002G073 003G221 005F028 001C023 002G022 003G114 005E199 001C083 002G074 003G222 005F029 001C024 002G023 003G115 005E200 001C084 002G075 003G223 005F030 001C025 002G024 003G116 005E201 001C085 002G076 003G224 005F031 001C026 002G025 003G117 005E202 001C086 002G077 003G225 005F035 001C027 002G026 003G118 005E204 001C087 002G078 003G226 005F037 001C028 002G027 003G119 005E210 001C089 002G079 003G227 005F040 001C029 002G028 003G120 005E212 001C092 002G080 003G228 005F044 001C032 002G029 003G122 005E213 001C093 002G081 003G229 005F048 001C033 002G030 003G123 005E214 001C094 002G082 003G230 005F050 001C034 002G031 003G124 005E215 001C096 002G105 003G231 005F145 001C035 002G032 003G125 005E216 001C097 002G106 003G232 005F146 001C039 002G033 003G126 005E217 001C098 002G107 003G233 005F147 001C040 002G034 003G128 005E219 001C099 002G108 003G234 005F151 001C041 002G035 003G129 005E220 001C100 002G109 003G235 005F156 001C042 002G036 003G130 005E222 001C103 002G110 003G250 005G001 001C043 002G037 003G131 005E225 001C104 002G111 003G251 005G002 001C044 002G038 003G132 005E226 001C105 002G112 003G252 005G005 001C045 002G039 003G133 005E227 001C106 002G113 003G253 005G006 001C046 002G040 003G134 005E228 001C108 002G114 003G254 005G013 001C047 002G041 003G135 005E229 001C109 002G115 003G255 005G016 001C048 002G042 003G146 005E232 001C110 002G116 003G256 005G017 001C049 002G043 003G147 005E233 001C111 002G117 003G257 005G018 001C050 002G044 003G148 005E234 001C112 002G118 003G259 005G019 001C051 002G045 003G149 005E235 001C113 002G144 003G260 005G020 001C052 002G046 003G150 005E236 001C114 002G145 003G261 005G021 001C054 002G047 003G151 005E237 001C115 002G146 003G262 005G022 001C055 002G048 003G152 005E239 001C116 002G147 003G263 005G026 001C056 002G049 003G153 005E240 001C117 002G148 003G281 005G027 001C057 002G050 003G170 005E241 001C118 002G149 003G282 005G028 001C058 002G051 003G191 005E242 001C119 002G150 003G283 005G029 001C059 002G052 003G192 005E243 001C120 002G151 003G284 005G030

48 12-18-2019 378

LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 001C121 002G152 003G285 005G031 001D022 002G286 003H017 005G103 001C122 002G153 003G287 005G032 001D023 002G289 003H018 005G104 001C123 002G154 003G288 005G033 001D024 002G290 003H019 005G105 001C124 002G155 003G289 005G035 001D025 002G291 003H020 005G106 001C125 002G156 003G290 005G037 001D026 002G292 003H021 005G108 001C126 002G157 003G294 005G038 001D038 002G293 003H022 005G109 001C127 002G158 003G295 005G039 001D039 002G294 003H023 005G110 001C128 002G159 003G296 005G040 001E001 002G295 003H024 005G111 001C129 002G160 003G297 005G041 001E002 002G296 003H025 005G112 001C139 002G161 003G298 005G044 001E003 002G337 003H026 005G113 001C140 002G162 003G299 005G045 001E004 002G338 003H027 005G114 001C141 002G163 003G300 005G046 001E005 002G340 003H028 005G115 001C143 002G164 003G318 005G047 001E006 002G341 003H029 005G116 001C144 002G165 003G319 005G048 001E015 002G342 003H030 005G117 001C145 002G166 003G320 005G053 001E016 002G345 003H031 005G118 001C146 002G167 003G321 005G059 001E017 002G346 003H032 005G119 001C147 002G168 003G323 005G063 001E018 002G375 003H033 005G120 001C148 002G169 003G324 005G066 001E019 002G404 003H034 005G121 001C149 002G170 003G325 005G067 001E020 002G410 003H035 005G122 001C150 002G171 003G326 005G068 001E021 002G411 003H036 005G123 001C151 002G172 003G342 005G069 001E022 002G412 003H037 005G124 001C152 002G173 003G343 005G070 001E023 002G413 003H038 005G125 001C153 002G174 003G349 005G071 001E024 002G414 003H039 005G126 001C154 002G175 003G351 005G072 001E025 002G415 003H040 005G127 001C155 002G176 003G406 005G073 001E026 002G416 003H041 005G128 001C156 002G177 003G417 005G074 001E027 002G417 003H042 005G129 001C158 002G178 003G420 005G075 001E028 002G418 003H043 005G130 001C160 002G179 003G422 005G076 001E055 002G419 003H044 005G131 001C161 002G180 003G427 005G077 001E056 002G420 003H045 005G132 001C162 002G181 003G429 005G078 001E057 002G421 003H049 005G133 001C163 002G182 003G434 005G079 001E058 002G422 003H051 005G134 001C164 002G183 003G435 005G080 001E059 002G423 003H052 005G135 001D001 002G184 003G436 005G081 001E060 002G424 003H053 005G137 001D002 002G265 003G438 005G082 001E061 002G425 003H054 005G138 001D003 002G266 003G519 005G083 001E062 002G426 003H055 005G139 001D004 002G267 003G522 005G084 001E063 002G427 003H056 005G140 001D005 002G268 003G524 005G085 001E065 002G455 003H057 005G142 001D006 002G269 003G528 005G086 001E066 002G457 003H067 005G143 001D007 002G270 003G529 005G087 001E067 002G458 003H068 005G144 001D008 002G271 003H001 005G088 001E068 002G465 003H069 005G145 001D009 002G273 003H002 005G089 001E069 002G466 003H070 005G146 001D010 002G274 003H003 005G091 001E070 002G467 003H071 005G147 001D011 002G275 003H004 005G092 001E071 002G468 003H091 005G148 001D012 002G276 003H006 005G093 001E072 002G469 003H113 005G149 001D013 002G277 003H007 005G094 001E073 002G470 003H129 005G150 001D014 002G278 003H008 005G095 001E074 002G471 003H131 005G151 001D015 002G279 003H009 005G096 001E075 002H002 003H192 005G152 001D016 002G280 003H010 005G097 001E078 002H004 003H193 005G153 001D017 002G281 003H011 005G098 001E079 002H005 003H194 005G154 001D018 002G282 003H012 005G099 001E080 002H006 003H195 005G155 001D019 002G283 003H013 005G100 001E081 002H007 003H196 005G156 001D020 002G284 003H014 005G101 001E082 002H009 003H197 005G157 001D021 002G285 003H015 005G102 001E083 002H010 003H199 005G158

49 12-18-2019379

LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 001E084 002H011 003H200 005G159 001G007 002H088 004B278 005H302 001E085 002H012 003H201 005G160 001G008 002H089 004B279 005H349 001E086 002H013 003H202 005G161 001G009 002H090 004B280 006B333 001E087 002H014 003H203 005G162 001G010 002H091 004B281 006C005 001E088 002H015 003H204 005G163 001G011 002H092 004B285 006C006 001E090 002H016 003H205 005G164 001G012 002H093 004B287 006C007 001E091 002H017 003H206 005G165 001G013 002H094 004B288 006C009 001E118 002H018 003H207 005G166 001G014 002H095 004B436 006C010 001E119 002H019 003H208 005G167 001G015 002H096 004B437 006C011 001E120 002H020 003H209 005G168 001G016 002H097 004B439 006C012 001E121 002H021 003H210 005G169 001G017 002H098 004B444 006C013 001E122 002H022 003H211 005G170 001G018 002H099 004B445 006C014 001E123 002H023 003H212 005G171 001G019 002H100 004B446 006C015 001E125 002H025 003H213 005G172 001G020 002H101 004B447 006C016 001E126 002H046 003H214 005G173 001G021 002H102 004B448 006C018 001E127 002H047 003H215 005G174 001G022 002H103 004B449 006C019 001E128 002H048 003H216 005G175 001G023 002H104 004B450 006C020 001E129 002H049 003H218 005G176 001G025 002H105 004B451 006C021 001E130 002H050 003H219 005G177 001G026 002H106 004B452 006C022 001E131 002H052 003H220 005G178 001G027 002H107 004B453 006C023 001G028 002H108 004B454 006C024 001E133 002H053 003H221 005G179 001G029 002H109 004B455 006C028 001E134 002H054 003J002 005G180 001G030 002H111 004B456 006C029 001E135 002H055 003J001 005G181 001G031 002H113 004B457 006C030 001E136 002H056 003J005 005G182 001G276 002H114 004B458 006C031 001E137 002H057 004B049 005G183 001G291 002H115 004B467 006C032 001E138 002H058 004B067 005G184 001G292 002H116 004B468 006C033 001E139 002H059 004B068 005G185 001G293 002H117 004C005 006C034 001E140 002H060 004B069 005G186 001G294 002H166 004C032 006C035 001E141 002H062 004B070 005G189 001G309 003B018 004C033 006C036 001E142 002H063 004B071 005G190 001G310 003B027 004C034 006C037 001E143 002H064 004B084 005G191 001G311 003B052 004C035 006C042 001E144 002H065 004B085 005G192 001G312 003B104 004C036 006C043 001E145 002H066 004B086 005G195 001G313 003B105 004C037 006C044 001E146 002H067 004B087 005G196 001H001 003B106 004C038 006C045 001E147 002H069 004B088 005G200 001H002 003B107 004C039 006C047 001E148 002H070 004B089 005G208 001H007 003B108 004C040 006C048 001E149 002H071 004B091 005G215 001H015 003B109 004C041 006C062 001E150 002H072 004B096 005G216 001H018 003B110 004C042 006C063 001E151 002H073 004B158 005G220 001H019 003B111 004C043 006C064 001E152 002H074 004B159 005G227 001H020 003B112 004C044 006C065 001E153 002H075 004B161 005G232 001H024 003B113 004C045 006C066 001F451 002H076 004B180 005H218 001H025 003B114 004C047 006C067 001F452 002H077 004B181 005H219 001H026 003B115 004C048 006C068 001F453 002H078 004B183 005H222 001H027 003B116 004C049 006C069 001F454 002H080 004B184 005H226 001H028 003B117 004C050 006C070 001F455 002H081 004B186 005H250 001H029 003B119 004C051 006C071 001G001 002H082 004B190 005H262 001H030 003B120 004C053 006C072 001G002 002H083 004B191 005H264 001H031 003B121 004C054 006C073 001G003 002H084 004B192 005H265 001H032 003B122 004C055 006C074 001G004 002H085 004B195 005H275 001H038 003B123 004C056 006C075 001G005 002H086 004B196 005H291 001H227 003B124 004C057 006C078 001G006 002H087 004B204 005H292 001H228 003B125 004C058 006C079

50 12-18-2019380

LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 001H229 003B126 004C059 006C080 002B517 003B184 004C207 006D026 001H230 003B127 004C060 006C081 002B518 003B185 004C208 006D030 001H231 003B128 004C061 006C082 002B519 003B186 004C209 006D031 001H232 003B129 004C062 006C083 002B520 003B187 004C212 006D032 001H233 003B130 004C063 006C084 002B521 003B188 004C213 006D033 001H234 003B131 004C064 006C085 002B522 003B189 004C217 006D034 001H235 003B132 004C065 006C086 002B523 003B190 004C222 006D036 001H236 003B133 004C067 006C087 002B524 003B191 004C223 006D037 002B002 003B134 004C069 006C088 002B525 003B192 004C224 006D038 002B003 003B135 004C070 006C091 002B526 003B193 004C238 006D039 002B004 003B136 004C079 006C092 002B527 003B194 004C240 006D040 002B005 003B137 004C100 006C093 002B530 003B195 004C241 006D041 002B006 003B138 004C157 006C094 002B531 003B196 004C242 006D042 002B016 003B139 004C158 006C095 002B532 003B197 004C243 006D055 002B017 003B140 004C159 006C096 002B536 003B198 004C244 006D056 002B018 003B141 004C160 006C097 002B537 003B199 004C245 006D057 002B019 003B143 004C161 006C098 002B542 003B200 004C246 006D059 002B020 003B144 004C162 006C099 002C001 003B201 004C247 006D060 002B021 003B145 004C163 006C100 002C002 003B202 004C248 006D061 002B231 003B146 004C164 006C101 002C003 003B203 004C257 006D062 002B236 003B147 004C165 006C103 002C004 003B210 004C258 006D063 002B239 003B148 004C166 006C104 002C005 003B211 004C259 006D064 002B254 003B149 004C167 006C105 002C006 003B212 004C361 006E014 002B266 003B150 004C168 006C106 002C007 003B213 004C362 006E015 002B270 003B151 004C169 006C123 002C008 003B214 004C483 006E016 002B272 003B152 004C170 006C124 002C009 003B215 004C484 006E017 002B395 003B153 004C171 006C125 002C010 003B216 004D002 006E018 002B400 003B154 004C172 006C126 002C011 003B217 004D003 006E019 002B401 003B155 004C173 006C127 002C012 003B218 004D007 006E020 002B402 003B156 004C174 006C133 002C013 003B219 004D008 006E021 002B403 003B157 004C175 006C134 002C015 003B220 004D009 006E022 002B404 003B158 004C176 006C135 002C016 003B221 004D010 006E023 002B494 003B159 004C177 006C157 002C017 003B231 004D011 006E024 002B495 003B160 004C178 006C160 002C018 003B233 004D012 006E026 002B496 003B161 004C179 006C164 002C019 003B234 004D013 006E027 002B497 003B162 004C180 006C166 002C021 003B235 004D015 006E028 002B498 003B163 004C181 006C170 002C025 003B237 004D016 006E029 002B499 003B164 004C182 006C171 002C026 003B238 004D017 006E030 002B500 003B165 004C183 006C172 002C027 003B242 004D018 006E031 002B503 003B166 004C186 006C173 002C028 003B243 004D019 006E032 002B504 003B167 004C188 006C176 002C029 003B248 004D020 006E033 002B505 003B168 004C189 006C177 002C030 003B316 004D021 006E034 002B506 003B169 004C191 006C178 002C031 003B384 004D022 006E040 002B507 003B170 004C192 006C220 002C035 003B388 004D023 006F137 002B508 003B171 004C193 006C221 002C036 003B389 004D024 006F138 002B509 003B172 004C195 006D001 002C037 003B390 004D025 006F139 002B510 003B173 004C196 006D002 002C040 003B391 004D026 006F140 002B511 003B174 004C197 006D010 002C041 003B392 004D027 006F141 002B512 003B175 004C199 006D012 002C042 003B393 004D028 006F142 002B513 003B176 004C203 006D013 002C043 003B394 004D029 006F143 002B514 003B177 004C204 006D020 002C044 003B395 004D030 006F144 002B515 003B182 004C205 006D024 002C045 003B396 004D031 006F145 002B516 003B183 004C206 006D025 002C046 003B397 004D032 006F146

51 12-18-2019381

LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 002C047 003B398 004D033 006F147 002C105 003C036 004E129 007G065 002C048 003B400 004D034 006F148 002C106 003C037 004E130 007G066 002C049 003B401 004D035 006F149 002C107 003C038 004E133 007G067 002C050 003B402 004D036 006F151 002C108 003C039 004E149 007G068 002C051 003B403 004D037 006F152 002C109 003C040 004E150 007G069 002C053 003B404 004D038 006F154 002C110 003C041 004E151 007G070 002C054 003B405 004D039 006F155 002C111 003C042 004E152 007G071 002C055 003B406 004D040 006F157 002C112 003C043 004E153 007G075 002C056 003B407 004D041 006F158 002C113 003C044 004E154 007G083 002C057 003B408 004D042 006F162 002C114 003C045 004E155 007G084 002C058 003B409 004D043 006F163 002C115 003C046 004E156 007G085 002C060 003B410 004D044 006F165 002C116 003C048 004E157 007G086 002C061 003B411 004D045 006F166 002C117 003C049 004E158 007G087 002C064 003B412 004D046 006F170 002C118 003C051 004E159 007G088 002C065 003B413 004D047 006F172 002C119 003C052 004E160 007G089 002C066 003B414 004D048 006G085 002C120 003C053 004E161 007G091 002C067 003B415 004D049 006G087 002C121 003C054 004E188 007G094 002C068 003B513 004D050 006G088 002C122 003C055 004F010 007G097 002C069 003B514 004D053 006G090 002C123 003C056 004F025 007G099 002C070 003C001 004D055 006G092 002C124 003C057 004F026 007G100 002C071 003C002 004D058 007B185 002C125 003C058 004F027 007G101 002C072 003C003 004D059 007B190 002C126 003C059 004F028 007G103 002C073 003C004 004D060 007B191 002C127 003C060 004F029 007G105 002C074 003C005 004D061 007C134 002C128 003C061 004F112 007G106 002C075 003C006 004D062 007C136 002C129 003C062 004F128 007G107 002C076 003C007 004D063 007F028 002C130 003C063 004F132 007G108 002C077 003C008 004D064 007F029 002C131 003C064 004F139 007G109 002C078 003C009 004D065 007F030 002C132 003C065 004F143 007G110 002C079 003C010 004D068 007F031 002C133 003C066 004F144 007G111 002C080 003C011 004D069 007F032 002C134 003C067 004F145 007G112 002C081 003C012 004D070 007F033 002C135 003C068 004F146 007G116 002C082 003C013 004D071 007F034 002C136 003C069 004F197 007G118 002C083 003C014 004D072 007F036 002C137 003C070 004F199 007G119 002C084 003C015 004E001 007F037 002C138 003C071 004F200 007G120 002C085 003C016 004E002 007F038 002C139 003C072 004F201 007G121 002C087 003C017 004E003 007F039 002C140 003C073 004F202 007G136 002C088 003C018 004E004 007F040 002C141 003C074 004F203 007G137 002C089 003C019 004E005 007F041 002C142 003C075 004F204 007G138 002C090 003C020 004E006 007F042 002C143 003C076 004F205 007G139 002C091 003C021 004E007 007F043 002C144 003C077 004F206 007G140 002C092 003C022 004E008 007F044 002C145 003C078 004F207 007G141 002C093 003C023 004E010 007F045 002C146 003C079 004F208 007G142 002C094 003C024 004E011 007F049 002C147 003C082 004F209 007G149 002C095 003C025 004E012 007F058 002C148 003C083 004F210 007G150 002C096 003C026 004E013 007F059 002C149 003C084 004F211 007G151 002C097 003C027 004E014 007F060 002C150 003C085 004F212 007G152 002C098 003C028 004E016 007F061 002C151 003C087 004F213 007G153 002C099 003C029 004E019 007F062 002C152 003C088 004F214 007G154 002C100 003C030 004E020 007F063 002C153 003C090 004F215 007G155 002C101 003C031 004E021 007F064 002C154 003C091 004F216 007G156 002C102 003C032 004E033 007F065 002C155 003C092 004F217 007G157 002C103 003C034 004E035 007F073 002C156 003C093 004F218 007G161 002C104 003C035 004E128 007F083 002C157 003C094 004F219 007H026

52 12-18-2019382

LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 002C158 003C095 004F230 008B134 002C215 003C161 004G197 009B035 002C159 003C096 004F258 008B135 002C216 003C162 004G211 009B036 002C160 003C097 004F272 008B136 002C217 003C166 004G233 009B037 002C161 003C098 004F273 008B140 002C218 003C167 004G237 009B038 002C162 003C099 004F274 008B141 002C219 003C169 004G238 009B039 002C163 003C100 004F275 008B142 002C220 003C170 004G239 009B040 002C164 003C101 004F276 008B143 002C222 003C171 004G242 009B041 002C165 003C102 004F278 008B144 002C223 003C172 004G347 009B042 002C166 003C103 004F279 008B145 002C224 003C173 004G348 009B043 002C167 003C104 004F280 008B146 002D001 003C175 004H441 009B044 002C169 003C105 004F314 008B147 002D002 003C176 004J001 009B045 002C170 003C106 004F315 008B225 002C171 003C107 004F316 008B231 002D003 003C178 004J002 009B046 002C172 003C108 004F318 008B232 002D004 003C179 005B608 009B047 002C173 003C109 004F320 008B279 002D005 003C180 005B609 009B048 002C174 003C112 004F363 008B280 002D006 003C181 005B610 009B049 002C175 003C113 004F377 008B281 002D007 003C182 005B611 009B050 002C176 003C121 004F378 008B332 002D008 003C183 005B612 009B051 002C177 003C122 004F379 008B333 002D024 003C184 005B613 009B052 002C178 003C123 004F380 008E003 002D025 003C185 005B614 009B053 002C179 003C124 004G003 008E050 002D026 003C186 005B624 009B054 002C180 003C125 004G061 008E087 002D027 003C187 005B625 009B055 002C181 003C126 004G062 008E103 002D028 003C188 005B626 009B056 002C182 003C127 004G063 008E104 002D029 003C189 005B627 009B057 002C183 003C128 004G064 008E105 002D030 003C190 005B628 009B058 002C184 003C129 004G068 008E106 002D031 003C191 005B629 009B059 002C185 003C130 004G074 008E107 002D032 003C192 005B642 009B060 002C186 003C131 004G080 008E108 002D034 003C193 005B643 009B061 002C187 003C132 004G093 008F005 002D035 003C194 005B799 009B062 002C188 003C133 004G110 008F031 002D036 003C195 005B800 009B063 002C189 003C134 004G146 008F032 002D037 003C196 005B801 009B064 002C190 003C136 004G148 008F033 002D038 003C197 005B802 009B065 002C191 003C137 004G149 008F034 002D039 003C198 005B803 009B066 002C192 003C138 004G150 008F036 002D040 003C199 005B804 009B067 002C193 003C139 004G160 008F043 002D041 003C200 005B805 009B068 002C194 003C140 004G161 008G019 002D042 003C201 005B807 009B069 002C196 003C141 004G167 008G020 002D043 003C202 005C093 009B070 002C197 003C142 004G168 008G021 002D044 003C203 005C098 009B071 002C198 003C143 004G169 008G022 002D045 003C204 005C099 009B072 002C199 003C144 004G170 008G044 002D046 003C205 005C100 009B084 002C200 003C145 004G173 008G053 002D047 003C206 005C101 009B085 002C201 003C146 004G182 009B009 002D048 003C209 005C102 009B092 002C202 003C147 004G183 009B024 002D049 003C213 005C103 009B094 002C203 003C148 004G184 009B025 002D051 003C214 005C104 009B095 002C204 003C151 004G185 009B026 002D052 003C215 005C105 009B096 002C205 003C152 004G186 009B027 002D053 003C216 005C106 009B100 002C206 003C153 004G187 009B028 002D054 003C217 005C107 009B108 002C209 003C154 004G188 009B029 002D055 003C218 005C108 009B110 002C210 003C156 004G191 009B030 002D056 003C219 005C109 009B113 002C211 003C157 004G193 009B031 002D057 003C220 005C110 009B116 002C212 003C158 004G194 009B032 002D058 003C221 005C111 009B117 002C213 003C159 004G195 009B033 002D059 003C222 005C112 009B119 002C214 003C160 004G196 009B034 002D060 003C223 005C113 009B120

53 12-18-2019383

LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 002D061 003C224 005C116 009B122 002D174 003D192 005D013 010A151 002D062 003C225 005C132 009B123 002D175 003D194 005D014 010A152 002D063 003C226 005C133 009E045 002D179 003D195 005D016 010A153 002D064 003C227 005C134 009E059 002D181 003D196 005D017 010A154 002D065 003C228 005C135 009E060 002D182 003D197 005D018 010A155 002D066 003C229 005C136 009E061 002D183 003D198 005D019 010A157 002D067 003C230 005C137 009E072 002D185 003D203 005D020 010A158 002D068 003C231 005C138 009E078 002D186 003D204 005D021 010A159 002D069 003C232 005C139 009E079 002D187 003D210 005D022 010A161 002D070 003C233 005C144 009E106 002D188 003D211 005D023 010A162 002D071 003C234 005C145 009E112 002D191 003D212 005D024 010A163 002D072 003C235 005C146 009E124 002D192 003D213 005D025 010A164 002D073 003C236 005C147 009E126 002D193 003D214 005D026 010A165 002D074 003C237 005C148 009E127 002D194 003D215 005D027 010A176 002D075 003C238 005C149 009E129 002D195 003D216 005D028 010A205 002D076 003C239 005C150 009E145 002D196 003D227 005D029 010A206 002D079 003C240 005C151 009E148 002D197 003D228 005D030 010A207 002D080 003C241 005C152 009E159 002D198 003D229 005D031 010A208 002D081 003C242 005C153 009E167 002D199 003D267 005D032 010A209 002D082 003C243 005C154 009E175 002D200 003D268 005D033 010A210 002D083 003C244 005C155 009E177 002D201 003D269 005D064 010A213 002D084 003C245 005C156 009E178 002D202 003D270 005D065 010A214 002D085 003C246 005C157 009E179 002D203 003D271 005D066 010A215 002D086 003C247 005C158 009E180 002D204 003D272 005D067 010A216 002D087 003C248 005C159 009E181 002D205 003D274 005D068 010A217 002D088 003C249 005C160 009E182 002D206 003D275 005D069 010A218 002D089 003C250 005C161 009E183 002D207 003D277 005D070 010A219 002D090 003C251 005C170 009E184 002D208 003D278 005D071 010A220 002D091 003C252 005C171 009E186 002D209 003D310 005D072 010A221 002D092 003C253 005C172 009E195 002D210 003D319 005D073 010A222 002D093 003C255 005C173 009E198 002D211 003D320 005D074 010A223 002D094 003C256 005C174 009E203 002D212 003D321 005D075 010A224 002D095 003C257 005C175 009E205 002D213 003D331 005D076 010A227 002D096 003C258 005C176 009E206 002D214 003D332 005D077 010A230 002D097 003C259 005C177 009E207 002D215 003D343 005D078 010A232 002D098 003C260 005C368 009E208 002D216 003D351 005D079 010A235 002D099 003C261 005C369 009E241 002D217 003D371 005D080 010A236 002D100 003C262 005C370 009E242 002D218 003D372 005D081 010A244 002D101 003C263 005C434 009E273 002D219 003D375 005D082 010A246 002D102 003C264 005C435 010A136 002D220 003D391 005D083 010A248 002D103 003C265 005C436 010A138 002D221 003D392 005D084 010A251 002D146 003C266 005D001 010A139 002D222 003D394 005D085 010A262 002D147 003C267 005D002 010A140 002D223 003D395 005D086 010A267 002D148 003C268 005D003 010A141 002D224 003D400 005D087 010A269 002D149 003C295 005D004 010A142 002D225 003D412 005D088 010A270 002D150 003C296 005D005 010A143 002D226 003D413 005D089 010A271 002D151 003C297 005D006 010A144 002D227 003D414 005D090 010A272 002D152 003D138 005D007 010A145 002D228 003D415 005D091 010A274 002D153 003D150 005D008 010A146 002D229 003D416 005D092 010A277 002D154 003D179 005D009 010A147 002D230 003D417 005D093 010A278 002D155 003D180 005D010 010A148 002D231 003E101 005D094 010A282 002D156 003D181 005D011 010A149 002D232 003E102 005D095 010A283 002D173 003D182 005D012 010A150 002D233 003E103 005D096 010A284

54 12-18-2019384

LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 002D234 003E149 005D097 010A378 002D287 003F057 005D163 010B094 002D235 003E150 005D098 010A383 002D288 003F058 005D164 010B096 002D236 003E151 005D099 010A384 002D289 003F059 005D166 010B103 002D237 003E152 005D100 010A385 002D290 003F060 005D167 010C070 002D238 003E153 005D101 010A386 002D291 003F061 005D168 010C071 002D239 003E154 005D102 010A387 002D292 003F062 005D169 010C072 002D240 003E228 005D103 010A388 002D293 003F063 005D170 010C073 002D241 003E274 005D104 010A389 002D294 003F065 005D171 010C074 002D242 003E275 005D105 010A422 002D295 003F066 005D182 010C075 002D243 003E280 005D107 010A423 002D296 003F067 005D192 010C080 002D244 003E281 005D108 010A501 002D297 003F068 005D193 010C087 002D245 003E282 005D109 010A507 002D298 003F069 005D194 010C088 002D246 003E287 005D110 010A509 002E009 003F070 005D196 010C089 002D247 003E288 005D111 010B004 002E010 003F071 005D198 010C090 002D248 003E289 005D112 010B005 002E011 003F072 005D201 010C095 002D249 003E290 005D113 010B007 002E012 003F073 005D203 010C101 002D250 003E291 005D114 010B008 002E013 003F074 005D204 010C102 002D251 003E292 005D115 010B009 002E014 003F075 005D212 010C142 002D252 003E293 005D116 010B010 002E015 003F076 005D215 010E011 002D253 003E294 005D117 010B011 002E016 003F077 005D216 010E028 002D254 003E297 005D118 010B012 002E017 003F078 005D217 010E051 002D255 003E298 005D119 010B013 002E018 003F079 005D218 010E069 002D256 003E300 005D120 010B015 002E019 003F080 005D219 010E070 002D257 003E301 005D121 010B016 002E020 003F081 005D220 010E071 002D258 003E302 005D123 010B017 002E021 003F082 005D221 010E074 002D259 003E303 005D124 010B032 002E022 003F083 005D222 010F191 002D260 003E304 005D125 010B033 002E023 003F084 005D223 010F304 002D261 003E305 005D126 010B034 002E024 003F085 005D224 011A001 002D262 003E312 005D127 010B036 002E025 003F087 005D225 011A002 002D263 003E315 005D128 010B037 002E026 003F088 005D226 011A003 002D264 003E316 005D129 010B038 002E027 003F089 005D227 011A004 002D265 003E318 005D130 010B040 002E028 003F092 005D229 011A006 002D266 003E325 005D131 010B042 002E029 003F093 005D238 011A007 002D267 003E326 005D132 010B043 002E030 003F094 005D239 011A008 002D268 003E330 005D133 010B044 002E031 003F095 005D240 011A009 002D269 003E331 005D134 010B045 002E032 003F096 005D241 011A010 002D270 003F040 005D135 010B046 002E033 003F097 005D242 011A011 002D271 003F041 005D136 010B048 002E035 003F098 005D243 011A012 002D272 003F042 005D137 010B050 002E036 003F099 005D244 011A013 002D273 003F043 005D138 010B054 002E037 003F100 005D245 011A014 002D274 003F044 005D141 010B059 002E040 003F101 005D246 011A015 002D275 003F045 005D142 010B062 002E041 003F102 005D247 011A016 002D276 003F046 005D143 010B063 002E042 003F103 005D248 011A017 002D277 003F047 005D153 010B066 002E043 003F104 005D249 011A018 002D278 003F048 005D154 010B067 002E044 003F105 005D250 011A019 002D279 003F049 005D155 010B069 002E047 003F106 005D251 011A020 002D280 003F050 005D156 010B070 002E048 003F107 005D252 011A021 002D281 003F051 005D157 010B072 002E049 003F108 005D253 011A022 002D282 003F052 005D158 010B073 002E050 003F109 005D254 011A023 002D283 003F053 005D159 010B074 002E051 003F110 005D255 011A024 002D284 003F054 005D160 010B075 002E052 003F111 005D256 011A025 002D285 003F055 005D161 010B080 002E054 003F112 005D258 011A026 002D286 003F056 005D162 010B081 002E055 003F115 005D259 011A027

55 12-18-2019385

LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 002E056 003F116 005D260 011A029 002E241 003F234 005E075 012B038 002E058 003F117 005D261 011A035 002E242 003F240 005E076 012B039 002E059 003F121 005D262 011A054 002E243 003F247 005E077 012B040 002E060 003F122 005D263 011A058 002E244 003F249 005E078 012B041 002E061 003F123 005D264 011A063 002E245 003F250 005E079 012B042 002E072 003F124 005D265 011A064 002E246 003F254 005E080 012B043 002E074 003F125 005D266 011A065 002E247 003F257 005E081 012B061 002E075 003F126 005D267 011A066 002E249 003F259 005E082 014D023 002E076 003F139 005D268 011A067 002E250 003F260 005E083 014D024 002E077 003F181 005D269 011A068 002E251 003F261 005E084 014D025 002E078 003F182 005D270 011A069 002E252 003F262 005E085 014E001 002E079 003F183 005D271 011A070 002E253 003F263 005E086 014E017 002E080 003F184 005D272 011A071 002E254 003F264 005E087 014E018 002E093 003F185 005D273 011A072 002E256 003F265 005E088 014E019 002E150 003F186 005E001 011A073 002E257 003F266 005E089 014E021 002E151 003F187 005E002 011A074 002E258 003F268 005E090 014E032 002E152 003F188 005E003 011A075 002E259 003F295 005E091 014E033 002E153 003F189 005E004 011A076 002E260 003F296 005E093 014E034 002E154 003F190 005E005 011A080 002E261 003F298 005E094 015A004 002E155 003F191 005E006 011A081 002E268 003F299 005E095 015A011 002E156 003F192 005E007 011A083 002E270 003F300 005E096 015A019 002E157 003F193 005E008 011A084 002F001 003F301 005E097 015A025 002E158 003F194 005E009 011A085 002F002 003F302 005E098 015A026 002E159 003F195 005E010 011A086 002F003 003F303 005E099 015A028 002E160 003F196 005E011 011A088 002F004 003F304 005E101 015A029 002E184 003F197 005E012 011A096 002F005 003F305 005E102 015A030 002E198 003F198 005E013 012A053 002F006 003F306 005E104 015A031 002E199 003F199 005E014 012A055 002F007 003F307 005E105 015A042 002E200 003F200 005E049 012A056 002F008 003F308 005E106 015A043 002E206 003F201 005E050 012A059 002F009 003F309 005E107 015A044 002E207 003F202 005E051 012A061 002F010 003F310 005E108 015A045 002E211 003F203 005E052 012A062 002F011 003F312 005E109 015A046 002E213 003F204 005E053 012A063 002F012 003F314 005E110 015A047 002E216 003F205 005E054 012A064 002F013 003F316 005E111 015A048 002E217 003F206 005E055 012A065 002F014 003F318 005E115 015B001 002E219 003F207 005E056 012A067 002F015 003F319 005E116 015B002 002E220 003F208 005E057 012A070 002F016 003F321 005E117 015B003 002E221 003F209 005E058 012A071 002F017 003F322 005E118 015B004 002E222 003F210 005E059 012A072 002F018 003F323 005E119 015B005 002E223 003F211 005E060 012A087 002F019 003F324 005E120 015B006 002E224 003F212 005E061 012A088 002F020 003G018 005E121 015B007 002E225 003F213 005E062 012A089 002F021 003G019 005E122 015B008 002E226 003F214 005E063 012A090 002F022 003G032 005E123 015B009 002E227 003F215 005E064 012A091 002F023 003G033 005E124 015B010 002E228 003F224 005E065 012A093 002F024 003G034 005E125 015B011 002E230 003F225 005E067 012A095 002F025 003G046 005E126 015B012 002E231 003F226 005E068 012A096 002F026 003G047 005E127 015B013 002E232 003F227 005E069 012A097 002F027 003G054 005E128 015B014 002E236 003F228 005E070 012A109 002F028 003G055 005E129 015B015 002E237 003F229 005E071 012A111 002F029 003G056 005E130 015B016 002E238 003F230 005E072 012A114 002F030 003G057 005E131 015B017 002E239 003F231 005E073 012A124 002F031 003G058 005E132 015B018 002E240 003F232 005E074 012B037 002F032 003G059 005E133 015B019

56 12-18-2019386

LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 LDR3 002F033 003G060 005E134 015B020 002F052 003G079 005E153 015B039 002F034 003G061 005E135 015B021 002F053 003G080 005E154 015B040 002F035 003G062 005E136 015B022 002F054 003G081 005E155 015B045 002F036 003G063 005E137 015B023 002F055 003G082 005E156 015B051 002F037 003G064 005E138 015B024 002F057 003G083 005E157 015B052 002F038 003G065 005E139 015B025 002F058 003G084 005E158 015B053 002F039 003G066 005E140 015B026 002F059 003G085 005E159 015B054 002F040 003G067 005E141 015B027 002F060 003G086 005E160 015B055 002F041 003G068 005E142 015B028 002F061 003G087 005E161 015B056 002F042 003G069 005E143 015B029 002F062 003G088 005E162 015B059 002F043 003G070 005E144 015B030 002F063 003G089 005E163 015B060 002F044 003G071 005E145 015B031 002F064 003G090 005E164 015B061 002F045 003G072 005E146 015B032 002F068 003G091 005E165 015B062 002F046 003G073 005E147 015B033 002F069 003G092 005E166 09E263 002F047 003G074 005E148 015B034 003G093 005E167 010A421(pt) 002F048 003G075 005E149 015B035 002D303 005E168 009B081 002F049 003G076 005E150 015B036 005E169 009B080(pt) 002F050 003G077 005E151 015B037 002F051 003G078 005E152 015B038

57 12-18-2019387

LDR3

BEGINNING at the intersection of County Line Road and Matsons Ford Road, then along Matsons Ford Road northeasterly 1,585.4 feet to a point; then southeasterly 381.3 feet to a point; then southwesterly 137.7 feet to a point along Candance Lane; then along Candance Lane northwesterly 25 feet to a point; then southwesterly 158.8 feet to a point; then northwesterly 32.8 feet to a point; then southwesterly 185 feet to a point; then southeasterly 63 feet to a point; then southwesterly 196.9 feet to a point; then southeasterly 43.8 feet to a point; then southwesterly 166.4 feet to a point; then northwesterly 20 feet to a point; then southwesterly 767.5 feet to a point along County Line Road; then along County Line Road 325.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Matsons Ford Road and Old Gulph Road; then along Old Gulph Road southeasterly 1,377.5 feet to a point; then southwesterly 1,033.9 feet to a point along W. Montgomery Avenue; then along W. Montgomery Avenue 744.9 feet to a point; then northeasterly 539.8 feet to a point along Matsons Ford Road; then northeasterly along Matsons Ford Road 479.9 feet to the first mentioned point of beginning.

BEGINNING at a point along Matsons Ford Road, 175 feet southwest of the intersection of W Montgomery Avenue and Matsons Ford Road, then southwesterly along Matsons Ford Road 895.3 feet to a point; then southeasterly 180.7 feet to a point; then continuing southeasterly 295.6 feet to a point; then northerly 365.3 feet to a point; then easterly 30 feet to a point; then northerly 387.5 feet to a point; then northwesterly 100 feet to the first mentioned point of beginning.

BEGINNING at the intersection of N Ithan Avenue and Thornbrook Avenue; then along N Ithan Avenue southwesterly 1,186.3 feet to a point at the intersection of W Montgomery Avenue; then northwesterly along W Montgomery Avenue 1053.2 feet to a point at the intersection of Baintree Road; then northeasterly along Baintree Road 579.9 feet to a point; then southeasterly 152.3 feet to a point; then continuing southeasterly 68 feet to a point; then continuing southeasterly 156 feet to a point; then continuing southeasterly 142.9 feet to a point; the northeasterly 189.3 feet to a point along Thornbrook Avenue; then along Thornbrook Avenue southeasterly 219.1 feet to a point at the intersection of Greenbank Road; then continuing along Thornbrook Avenue southeasterly 420.7 feet to the first mentioned point of beginning.

BEGINNING at a point along Woodmont Road at the Lower Merion Township boundary line; then along the Township boundary line northwesterly 330 feet to a point; then southeasterly 136.4 feet to a point; then southeasterly 145.4 feet to a point; then southeasterly 526.6 feet to a point; then continuing southeasterly 149 feet to a point; then northwesterly 15.3 feet to a point; then northeasterly 182 feet to a point; then southeasterly 23.7 feet to a point; then southwesterly 55.7 feet to a point; then southeasterly 9.5 feet to a point along the Schuylkill Expressway (I-76) right-of-way; then southwesterly along Schuylkill Expressway (I-76) 233.1 feet to a point; then northwesterly 362.8 feet to a point; then southwesterly 13 feet to a point along Woodmont Road; then along Woodmont Road southwesterly 380.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Airdale Road and County Line Road; then northwesterly along County Line Road 2,858.5 feet to a point; then northeasterly 144.2 feet to a point along the railroad right-of-way; then southeasterly 1,375.2 feet to a point; then southwesterly 176.7 feet to a point; then

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southeasterly 49.3 feet to a point; then continuing southeasterly 154.6 feet to a point; then southwesterly 22.5 feet to a point; then southeasterly 149.3 feet to a point; then northeasterly 88.8 feet to a point; then southeasterly 77.3 feet to a point along West Hill Road; then northeasterly 218.6 feet to a point along the railroad right-of-way; then southeasterly along the railroad right-of-way 1,188.7 feet to a point along Airdale Road; then southwesterly along Airdale Road 619.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Montgomery Avenue and Airdale Road, then northeasterly along Airdale Road 1,530.6 feet to a point at the intersection of Ashbridge Road; then along Ashbridge Road southeasterly 160.5 feet to a point; then northeasterly 196.7 feet to a point; then southeasterly 707.6 feet to a point along N. Roberts Road; then along N. Roberts Road southwesterly 699.1 feet to the intersection of Wyndon Avenue, then continuing southwesterly along N. Roberts Road 624.4 feet to a point; then northwesterly 188.4 feet to a point; then continuing northwesterly 40 feet to a point; then southwesterly 298.7 feet to a point along W. Montgomery Avenue; then along W. Montgomery Avenue northwesterly 191.7 feet to a point at the intersection of Franklin Avenue; then southwesterly along Franklin Avenue 218.7 feet to a point; then northwesterly 219.5 feet to a point; then southwesterly 373.8 feet to a point; then northwesterly 373.6 feet to a point along Rosemont Avenue; then along Rosemont Avenue southwesterly 184.5 feet to a point; then northwesterly 256.7 feet to a point along the Railroad right-of-way; then northwesterly along railroad right-of-way 472.3 feet to a point; then ; then northwesterly 557.2 feet to a point; then northeasterly 328.4 feet to a point along Wendover Avenue; then southeasterly along Wendover Avenue 165 feet to a point; then northeasterly 292 feet to a point; then northwesterly 58.8 feet to a point; then northeasterly 324.4 feet to a point along Montgomery Avenue; then southeasterly along Montgomery Avenue 490.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Potts Lane and Colebrook Lane; then along Potts Lane northwesterly 236.8 feet to a point; then southeasterly 152.6 feet to a point; then northeasterly 160.2 feet to a point; then southeasterly 178.6 feet to a point along Colebrook Lane; then northeasterly along Colebrook Lane 573.7 feet to a point; then northeasterly 179.5 feet to a point; then southeasterly 77.6 feet to a point; then northeasterly 196.5 feet to a point along Old Gulph Road; then along Old Gulph Road northwesterly 2,139.4 feet to a point; then southeasterly 229.3 feet to a point; then southwesterly 356.2 feet to a point; then southwesterly 210.3 feet to a point; then northwesterly 75.7 feet to a point; then southwesterly 226.8 feet to a point along New Gulph Road; then southeasterly along New Gulph Road 435.3 feet to a point; then northeasterly 475.2 feet to a point; then continuing northeasterly 264.3 feet to a point; then southeasterly 40 feet to a point; then northeasterly 250.9 feet to a point; then southeasterly 550.3 feet to a point; then northeasterly 200.2 feet to a point at the intersection of Potts Lane and Caversham Road; then along Potts Lane northwesterly 230.4 feet to a point; then northeasterly 200 feet to a point; then northwesterly 301.6 feet to a point along Colebrook Lane; then southwesterly along Colebrook Lane 167 feet to the first mentioned point of beginning.

BEGINNING at the point along New Gulph Road, 60.5 feet northwest of the intersection of N. Merion Avenue and New Gulph Road; then along New Gulph Road northwesterly 510.9 feet to a point; then northeasterly 627.4 feet to a point; then southeasterly 184.3 feet to a point along Caversham Road; then northeasterly along Caversham Road 26.9 feet to a point; then southeasterly 40 feet to a point; then southeasterly 150 feet to a point; then southeasterly 63.9 feet to a point; then northeasterly 204.5 feet to a point; then southeasterly 237 feet to a point; then southwesterly 184.3 feet to a point; then

59 12-18-2019389

northwesterly 128.5 feet to a point; then southwesterly 203.4 feet to a point; ; then southeasterly 40.1 feet to a point; then southwesterly 134.9 feet to a point; then northwesterly 28.3 feet to a point; then southwesterly 313.3 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Morris Avenue and New Gulph Road; then along Morris Avenue northeasterly 955.2 feet to a point; then southeasterly 300.8 feet to a point; then continuing southeasterly 738.6 feet to a point; then southeasterly 461.4 feet to a point along Fishers Road; then southwesterly along Fishers Road 991.5 feet to a point at the intersection of New Gulph Road; then northwesterly along New Gulph Road 1,175.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Fishers Road and New Gulph Road, then southeasterly along New Gulph Road 926.8 feet to a point; then southwesterly 28.5 feet to a point; then southeasterly 166.7 feet along New Gulph Road to a point; then southwesterly 111.3 feet to a point; then northwesterly 146 feet to a point; then northeasterly 72.5 feet to a point; then northwesterly 430.7 feet to a point along Pennswood Road; then along Pennswood Road southwesterly 145 feet to a point at the intersection of Radnor Street; then along Radnor Street northwesterly 333.5 feet to a point; then southwesterly 134.9 feet to a point; then northwesterly 235 feet to a point along Fishers Road; then northeasterly along Fishers Road 88.5 feet to a point; then northwesterly 195 feet to a point; then northeasterly 241 feet to a point along Radnor Street; then along Radnor Street southeasterly 191 feet to a point at the intersection of Fishers Road; then northeasterly along Fishers Road 468.9 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Waverly Road and Conshohocken State Road (SR-23), then along Waverly Road northeasterly 362.3 feet to a point; then southeasterly 511.1 feet to a point; then northeasterly 82.6 feet to a point along Arwyn Lane; then southeasterly along Arwyn Lane 94.8 feet to a point; then continuing southeasterly 76 feet to a point; then southwesterly 184.8 feet to a point; then southeasterly 90 feet to a point; then southwesterly 10 feet to a point; then southeasterly 35.8 feet to a point; then southwesterly 220 feet to a point along Conshohocken State Road (SR-23) ; then southeasterly 20 feet along Conshohocken State Road (SR-23); then northeasterly 220 feet to a point; then southeasterly 610.3 feet to a point; then southeasterly 171.2 feet to a point along Youngs Ford Road; then southwesterly along Youngs Ford Road 150 feet to a point; then northwesterly 61.9 feet to a point; then southwesterly 154.5 feet to a point along Conshohocken State Road (SR-23); then northwesterly along Conshohocken State Road (SR-23) 774.5 feet to a point at the intersection of Righters Mill Road; then along Righters Mill Road southwesterly 204.4 feet to a point; then northwesterly 156.3 feet to a point; then southwesterly 347.6 feet to a point; then northwesterly 739.7 feet to a point along Waverly Road; then northeasterly along Waverly Road 566.8 feet to the first mentioned point of beginning.

BEGINNING at a point 132 feet northeast of the intersection of Black Rock Road and Howard Road, then southwesterly along Black Rock Road 466 feet to a point; then northwesterly 624.5 feet to a point; then northeasterly 232.3 feet to a point along Howard Road; then northwesterly along Howard Road 40 feet to a point; then northeasterly 242.5 feet to a point; then southeasterly 686.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Greaves Lane and Conshohocken State Road (SR-23); then northwesterly along Conshohocken State Road (SR-23) 968.3 feet to a point; then southwesterly 590.8

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feet to a point along Righters Mill Road; then northwesterly along Righters Mill Road 405 feet to a point; then northeasterly 530.6 feet to a point along Conshohocken State Road (SR-23); then northwesterly along Conshohocken State Road (SR-23) 523.5 feet to a point; then northeasterly 579.3 feet to a point; then southeasterly 249.2 feet to a point along Vaughns Lane; then northeasterly along Vaughns Lane 40 feet to a point; then southeasterly 205.1 feet to a point; then northeasterly 288.7 feet to a point; then southeasterly 308 feet to a point; then northeasterly 133.4 feet to a point; then northeasterly 64.2 feet to a point; then southeasterly 53 feet to a point; then southeasterly 141.3 feet to a point; then southwesterly 373.7 feet to a point; then southeasterly 169.8 feet to a point; then southeasterly 186.1 feet to a point; then southeasterly 142.3 feet to a point; then southwesterly 85.6 feet to a point; then southeasterly 129 feet to a point along Greaves Lane; then southwesterly along Greaves Lane 84 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Hollow Road and Hagys Ford Road; then northeasterly along Hollow Road 562.3 feet to a point; then northwesterly 268 feet to a point along Bobarn Drive; then northeasterly along Bobarn Drive 65 feet to a point; then northwesterly 215 feet to a point; then southwesterly 93 feet to a point; then northwesterly 76.4 feet to a point; then northeasterly 178 feet to a point along Chermar Lane; then northwesterly along Chermar Lane 577.1 feet to a point at the intersection of Hagys Ford Road; then southwesterly and southeasterly along Hagys Ford Road 1,230.3 feet to a point; then southwesterly 311.4 feet to a point; then continuing southwesterly 262.4 feet to a point; then continuing southwesterly 247.6 feet to a point; then continuing southwesterly 214.9 feet to a point; then northwesterly 56.2 feet to a point; southwesterly 130 feet to a point; then southwesterly 91.7 feet to a point along Bobarn Drive; then southeasterly along Bobarn Drive 97.4 feet to a point; then southwesterly 141.9 feet to a point; then southeasterly 62.4 feet to a point; then southeasterly 189.4 feet to a point along Hollow Road; then northeasterly along Hollow Road 150.5 feet to a point; then southeasterly 52.7 feet to a point; then southeasterly 207.2 feet to a point; then southwesterly 105 feet to a point; then southwesterly 193.4 feet to a point; then southwesterly 189.2 feet to a point; then southeasterly 283 feet to a point; then continuing southeasterly 281.6 feet to a point; then southeasterly 151.7 feet to a point; then southeasterly 226.4 feet to a point; then southwesterly 126.5 feet to a point; then southeasterly 165.3 feet to a point; then southeasterly 64.3 feet to a point; then southeasterly 196.8 feet to a point; then northeasterly 23.1 feet to a point; then southeasterly 190.9 feet to a point; then northeasterly 200 feet to a point along Rosemary Lane; then along Rosemary Lane 25 feet to a point; then southwesterly 200 feet to a point; then southeasterly 160 feet to a point; then northeasterly 200 feet to a point along Rosemary Lane; then southeasterly along Rosemary Lane 156.4 feet to a point; then southwesterly 119.4 feet to a point; then southeasterly 118.9 feet to a point; then continuing southeasterly 95.3 feet to a point; then northeasterly 307.4 feet to a point; then continuing northeasterly 180 feet to a point along Tower Lane; then northwesterly along Tower Lane 1,260.8 feet to a point; then northeasterly 601.4 feet to a point; then northwesterly 736.2 feet to a point along Tower Lane; then northeasterly along Tower Lane 10 feet to a point; then northwesterly 190 feet to a point; then northeasterly 210.3 feet to a point along Hagys Ford Road; then northwesterly along Hagys Ford Road 345.7 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Mill Creek Road and Woodside Road; then southwesterly along Woodside Road 1,068.2 feet to a point; then northwesterly 255.7 feet to a point; then southwesterly 138.5 feet to a point; then continuing southwesterly 80.1 feet to a point; then southwesterly 138.2 feet to a point along Winsor Lane; then southeasterly along Winsor Lane 35.3 feet to a point; then southwesterly 161.8 feet to a point; then southeasterly 212.4 feet to a point along Woodside Road; then

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southwesterly along Woodside Road 111.2 feet to a point; then southeasterly 453 feet to a point along Valley Road; then northeasterly along Valley Road 17 feet to a point; then southeasterly 200 feet to a point; then northeasterly 15.4 feet to a point; then southeasterly 629.7 feet to a point along Mill Creek Road; then northeasterly along Mill Creek Road 351.3 feet to a point; then southeasterly 248.0 feet to a point; then southeasterly 99.2 feet to a point; then continuing southeasterly 259.7 feet to a point along St. Georges Road; then southwesterly along St. Georges Road 177.7 feet to a point; then easterly 466 feet to a point along Glenn Road; then northwesterly along Glenn Road 7 feet to a point; then easterly 144.8 feet to a point; then northeasterly 25 feet to a point; then southeasterly 151.2 feet to a point along Edgewood Road; then northeasterly along Edgewood Road 102.4 feet to a point; then easterly 193.7 feet to a point; then southerly 9.4 feet to a point; then northeasterly 64.5 feet to a point; then southerly 68.1 feet to a point; then easterly 215.3 feet to a point along Llanfair Road; then southerly along Llanfair Road 36.7 feet to a point; then easterly 196.2 feet to a point; then southeasterly 62.9 feet to a point; then easterly 5 feet to a point; then northeasterly 76.7 feet to a point; then southeasterly 110 feet to a point; then northwesterly 6.2 feet to a point; then northeasterly 69.4 feet to a point; then northwesterly 17.8 feet to a point; then northeasterly 91.7 feet to a point; then southeasterly 195 feet to a point along School House Lane; then northeasterly along School House Lane 290.4 feet to a point at the intersection with Wister Road; then along Wister Road northwesterly 839.5 feet to a point along Llanfair Road; then southwesterly along Llanfair Road 87.8 feet to a point at the intersection of St. Georges Road; then northwesterly along St. Georges Road 323.7 feet to a point; then northeasterly 38.7 feet to a point; northwesterly 74.5 feet to a point; then continuing northwesterly 234.6 feet to a point; then southwesterly 231.4 feet to a point; then southeasterly 24.7 feet to a point; then northeasterly 95.1 feet to a point; then southeasterly 87.4 feet to a point; then southwesterly 675.7 feet to a point; then northwesterly 108.5 feet to a point; then southwesterly 153.4 feet to a point; then northwesterly 109.1 feet to a point; then continuing northwesterly 243.9 feet to a point along Mill Creek Road; then northeasterly along Mill Creek Road 49.3 feet to a point; then northwesterly 297.1 feet to a point; then northeasterly 245.8 feet to a point along Valley Road; then northeasterly along Valley Road 296.1 feet to a point at the intersection of Mill Creek Road; then northwesterly along Mill Creek Road 517.2 feet to the first mentioned point of beginning.

BEGINNING at a point along Winsor Lane 376.5 northwest of the intersection of Woodside Road; then northwesterly along Winsor Lane 273.6 feet to a point; then southwesterly 217 feet to a point; then northwesterly 310.3 feet to a point; then northeasterly 355.5 feet to a point; then southeasterly 299.3 feet to a point; then northeasterly 96.7 feet to a point; then southeasterly 231.6 feet to a point; then southwesterly 80.9 feet to a point; then continuing southwesterly 96.5 feet to a point; then southwesterly 40 feet to the first mentioned point of beginning.

BEGINNING at the intersection of St. Pauls Road and E. Athens Avenue; then northeasterly along St. Pauls Road 130.2 feet to a point; then southeasterly 175 feet to a point; then northeasterly 434.3 feet to a point; then southeasterly 163.5 feet to a point; then northeasterly 75 feet to a point; then southeasterly 3.5 feet to a point; then northeasterly 65 feet to a point; then southeasterly 201.1 feet to a point along Linwood Avenue; then southwesterly along Linwood Avenue 642.3 feet to a point at the intersection with E. Athens Avenue; then northwesterly along E. Athens Avenue 168.6 feet to a point; then southwesterly 190.8 feet to a point; then southeasterly 161.8 feet to a point along Linwood Avenue; then northeasterly along Linwood Avenue 212.9 feet to a point at the intersection with E. Athens Avenue; then southeasterly along E. Athens Avenue 187.1 feet to a point; then southwesterly 132.9 feet to a point; then southeasterly 113.5 feet to a point; then southwesterly 600 feet to a point; then

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northwesterly 665.6 feet to a point; then northeasterly 662.8 feet to a point along E. Athens Avenue; then northwesterly along E. Athens Avenue 193.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Llanfair Circle and Church Road; then northeasterly along Church Road 724.8 feet to a point; then southeasterly 193.1 feet to a point; then northeasterly 10 feet to a point; then southeasterly 100 feet to a point; then continuing southeasterly 40 feet to a point; then southwesterly 10 feet to a point; then southeasterly 271.5 feet to a point along Fairhill Road; then northeasterly and southeasterly along Fairhill Road 398.7 feet to a point; then northeasterly 184.5 feet to a point; then continuing northeasterly 500.5 feet to a point; then northwesterly 199.4 feet to a point along Chichester Lane; then northeasterly along Chichester Lane 80 feet to a point; then northwesterly 564 feet to a point along E. Montgomery Avenue; then northeasterly along E. Montgomery Avenue 917.5 feet to a point; then northwesterly 209.6 feet to a point; then northeasterly 25 feet to a point; northwesterly 392 feet to a point; then northwesterly 297.4 feet to a point; then southwesterly 175.2 feet to a point along Wister Road; then southwesterly along Wister Road 237.4 feet to a point; then northwesterly 366 feet to a point; then northeasterly 102.5 feet to a point; then southeasterly 45 feet to a point; then northeasterly 534.3 feet to a point; then northeasterly 161.2 feet to a point; then northeasterly 70 feet to a point along Cherry Lane; then southeasterly along Cherry Lane 245.9 feet to a point at the intersection of Loves Lane; then southwesterly along Loves Lane 90 feet to a point; then southwesterly 31.9 feet to a point; then southeasterly 51.5 feet to a point; then southeasterly 23.5 feet to a point; then northeasterly 27.3 feet to a point; then southeasterly 325.5 feet to a point; then southwesterly 80 feet to a point; then southeasterly 53 feet to a point; then northeasterly 85.5 feet to a point; then southeasterly 249.6 feet to a point; then southeasterly 105.7 feet to a point; then southeasterly 246.4 feet to a point along E. Montgomery Avenue; then northeasterly along E. Montgomery Avenue 189.3 feet to a point at the intersection of Penn Road; then southeasterly along Penn Road 272.5 feet to a point; then northeasterly 603.9 feet to a point along N. Wynnewood Avenue; then southeasterly along N. Wynnewood Avenue 1,434.3 feet to a point; then southwesterly 587.4 feet to a point; then southeasterly 433 feet to a point; then southwesterly 290.3 feet to a point; then northwesterly 258.3 feet to a point; then northwesterly 432.9 feet to a point along Penn Road; then southwesterly along Penn Road 1,203.9 feet to a point; then westerly 168.4 feet to a point; then northwesterly 158.5 feet to a point along Station Road; then northeasterly along Station Road 93.4 feet to a point; then northwesterly 104.3 feet to a point; then easterly 9 feet to a point; then northerly 164 feet to a point along Aubrey Road; then northwesterly along Aubrey Road 166.9 feet to a point at the intersection of Hathaway Lane; then southwesterly along Hathaway Lane 103 feet to a point; then northwesterly 122.4 feet to a point; then southwesterly 74.6 feet to a point; then northwesterly 15.5 feet to a point; then southwesterly 192 feet to a point; then northwesterly 297.5 feet to a point; then southwesterly 14 feet to a point; then northwesterly 117.1 feet to a point along Mansion Lane; then northeasterly along Mansion Lane 14 feet to a point; then northwesterly 278.8 feet to a point; then northwesterly 203.9 feet to a point; then northwesterly 177.9 feet to a point; then northwesterly 155.2 feet to a point; then northwesterly 100.1 feet to a point; then northeasterly 47.5 feet to a point; then northwesterly 162.9 feet to a point along Hathaway Lane; then northeasterly along Hathaway Lane 41.5 feet to a point; then northwesterly 168.2 feet to a point; then northeasterly 30 feet to a point; then northwesterly 315.9 feet to a point; then southwesterly 49.1 feet to a point; then northwesterly 82.3 feet to a point; then southwesterly 222.9 feet to a point along Llanfair Circle; then northwesterly along Llanfair Circle 134 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Lancaster Avenue and W. Wynnewood Road; then southeasterly

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along Lancaster Avenue 2,638.1 feet to a point; then southwesterly 615 feet to a point; then southeasterly 551.5 feet to a point along Remington Road; then northeasterly along Remington Road 604.1 feet to a point at the intersection with Lancaster Avenue; then southeasterly along Lancaster Avenue 2,370 feet to a point at the intersection of Wood Circle; then southwesterly along Wood Circle 382.3 feet to a point; then southwesterly 160 feet to a point; then southwesterly 135.9 feet to a point; then continuing southwesterly 135.5 feet to a point; then continuing southwesterly 484.6 feet to a point; then northwesterly 674.3 feet to a point; then northeasterly 217.1 feet to a point along W. Indian Creek Road; then northwesterly along W. Indian Creek Road 449.9 feet to a point; them southwesterly 326.3 feet to a point; then northwesterly 369.9 feet to a point along Indian Creek Road; then southwesterly along Indian Creek Road 734.8 feet to a point; then northwesterly 317.5 feet to a point; then northeasterly 274.7 feet to a point; then continuing northeasterly 215.8 feet to a point; then northwesterly 345.9 feet to a point along Remington Road; then southwesterly along Remington Road 378 feet to a point; then northwesterly 302.7 feet to a point; then southwesterly 9.1 feet to a point; then northwesterly 264 feet to a point along Berwind Road; then westerly along Berwind Road 214.7 feet to a point; then northwesterly 157.9 feet to a point; then northwesterly 278.2 feet to a point; then southwesterly 442.8 feet to a point; then southeasterly 89.3 feet to a point; then southeasterly 115.9 feet to a point; then northeasterly 127.5 feet to a point; then northeasterly 65.9 feet to a point; then northeasterly 126.1 feet to a point; then southeasterly 87.7 feet to a point along Berwind Road; then southeasterly along Berwind Road and then Roslyn Lane 626.5 feet to a point at the intersection of Remington Road; then southwesterly along Remington Road 76.3 feet to a point; then southeasterly 30 feet to a point; then southwesterly 34.5 feet to a point; then southeasterly 75 feet to a point; then southeasterly 115 feet to a point; then southeasterly 163.3 feet to a point; then southwesterly 129.8 feet to a point; then southeasterly 198.7 feet to a point; then northeasterly 158.4 feet to a point; then southeasterly 158.4 feet to a point; then southeasterly 50 feet to a point; then northwesterly 94.9 feet to a point; then northeasterly 69.7 feet to a point; then southeasterly 436 feet to a point; then northeasterly 102 feet to a point; then southeasterly 1,959.4 feet to a point; then northeasterly 400 feet to a point; then southeasterly 1,015.4 feet to a point along City Avenue; then southwesterly along City Avenue 905 feet to a point; then northwesterly 891.6 feet to a point; then northwesterly 101.3 feet to a point; then northwesterly 105.7 feet to a point; then northwesterly 134.7 feet to a point; then southwesterly 148.5 feet to a point along Allandale Road; then northwesterly along Allandale Road 278 feet to a point at the intersection of Arden Road and Andover Road; then along Andover Road 136.7 feet to a point; then northwesterly 140 feet to a point; then southwesterly 113.5 feet to a point; then northwesterly 129.4 feet to a point along Yarmouth Road; then southwesterly along Yarmouth Road 136 feet to a point at the intersection of Garden Road; then northwesterly along Garden Road 458.7 feet to a point at the intersection of Overbrook Road; then southwesterly along Overbrook Road 161.1 feet to a point; then northwesterly 200 feet to a point along Manoa Road; then northeasterly along Manoa Road 70 feet to a point; then northwesterly 194.1 feet to a point along Indian Creek Drive; then southwesterly along Indian Creek Drive 4.3 feet to a point; then northwesterly 162.7 feet to a point; then northeasterly 59.5 feet to a point; then northwesterly 120.1 feet to a point along W. Indian Creek Drive; then southwesterly along W. Indian Creek Drive 39.2 feet to a point; then northwesterly 167.2 feet to a point; then southwesterly 120.2 feet to a point; then northwesterly 150 feet to a point along Drayton Lane; then southwesterly along Drayton Lane 40 feet to a point; then northwesterly 436.3 feet to a point; then northeasterly 6.9 feet to a point; then northwesterly 97 feet to a point; then southwesterly 11.2 feet to a point; then northwesterly 100.1 feet to a point; then northeasterly 15.8 feet to a point; then northwesterly 178.1 feet to a point; then northeasterly 23.1 feet to a point; then northwesterly 68.4 feet to a point; then southwesterly 23.1 feet to a point; then northwesterly 243.2 feet

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to a point along Remington Road; then southwesterly along Remington Road 117.7 feet to a point at the intersection of Haverford Road; then northwesterly along Haverford Road 180.9 feet to a point; then northeasterly 182.6 feet to a point; then northwesterly 98.7 feet to a point; then northeasterly 63.3 feet to a point; then northwesterly 261.5 feet to a point along Morris Road; then northeasterly along Morris Road 285.9 feet to a point; then northwesterly 191.1 feet to a point; then southwesterly 17.7 feet to a point; then northwesterly 178.5 feet to a point along Rutland Lane; then southwesterly along Rutland Lane 22 feet to a point at the intersection of Witley Road; then southeasterly along Witley Road 229.3 feet to a point; then northwesterly 914 feet to a point along Medford Road; then southwesterly along Medford Road 32.8 feet to a point; then northwesterly 175 feet to a point; then northeasterly 40 feet to a point; then northwesterly 90 feet to a point; then northwesterly 43.9 feet to a point; then southwesterly 42.7 feet to a point; then southwesterly 170 feet to a point along Haverford Road; then northwesterly along Haverford Road 259.6 feet to a point; then continuing northwesterly along Argyle Road 2,771.7 feet to a point; then southeasterly 558.9 feet to a point along Lakeside Road; then southeasterly along Lakeside Road 66.2 feet to a point; then easterly 173.7 feet to a point; then northeasterly 73.1 feet to a point; then westerly 28.8 feet to a point; then northwesterly 187.6 feet to a point along W. Wynnewood Road; then northeasterly along W. Wynnewood Road 659.8 feet to a point at the intersection of W Old Wynnewood Road; then northeasterly along W Old Wynnewood Road 177.4 feet to a point; then southeasterly 134.5 feet to a point along Ballytore Road; then southeasterly along Ballytore Road 598 feet to a point; then northeasterly 280.6 feet to a point; then southeasterly 170.4 feet to a point; then northeasterly 379 feet to a point along Clothier Road; then northwesterly along Clothier Road 420.6 feet to a point at the intersection of W. Wynnewood Road; then northeasterly along W. Wynnewood Road 223.7 feet to the first mentioned point of beginning.

BEGINNING at a point along Andover Road, 166.2 feet southwest of the intersection of Arden Road; then northeasterly and southeasterly along Andover Road and then Allandale Road 1,090.5 feet to a point; then southwesterly 178.1 feet to a point; then northwesterly 163.1 feet to a point; then northwesterly 240.8 feet to a point; then northwesterly 287.7 feet to a point; then southwesterly 64.5 feet to a point; then northwesterly 145.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Parkview Drive and E. Wynnewood Road; then southeasterly along E. Wynnewood Road 238.8 feet to a point at the intersection of Shortridge Drive; then southeasterly along Shortridge Drive 934.3 feet to a point; then northeasterly 203.8 feet to a point; then southeasterly 137.1 feet to a point; then northeasterly 30.5 feet to a point; then southeasterly 171.2 feet to a point; then southwesterly 114.6 feet to a point; then southeasterly 143 feet to a point; then southwesterly 303 feet to a point; then southeasterly 152 feet to a point along Wickfield Road; then southwesterly along Wickfield Road 83 feet to a point; then southeasterly 124.5 feet to a point; then southeasterly 49.8 feet to a point; then southwesterly 118.6 feet to a point; then southeasterly 155.3 feet to a point along Bowman Avenue; then northeasterly along Bowman Avenue 3,306.3 feet to a point along the railroad right-of-way; then southeasterly along Railroad right-of-way 1,605.5 feet to a point; then southwesterly 100.5 feet to a point; then southwesterly 22 feet to a point; then southwesterly along Hazelhurst Avenue 335.9 feet to a point; then northwesterly 117.5 feet to a point; then northeasterly 116.9 feet to a point; then northeasterly 60.6 feet to a point; then northwesterly 65.6 feet to a point; then northwesterly 113.6 feet to a point; then northeasterly 130 feet to a point; then northeasterly 117 feet to a point along Baird Road; then northwesterly along Baird Road 637.3 feet to a point at the intersection of Heath Road; then southwesterly along Baird Road 742.6 feet to a point at the intersection with Zollinger Way; then southeasterly 297.3 feet to a point; then southwesterly 250.1 feet to a point; then

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southeasterly 723 feet to a point along Hazelhurst Avenue; then northeasterly along Hazelhurst Avenue 878.8 feet to a point; then southernly along Idris Road 257.9 feet to a point; then southwesterly 185.8 feet to a point; then southeasterly 316.2 feet to a point; then southwesterly 109 feet to a point; then southeasterly 235.8 feet to a point along S. Highland Avenue; then southwesterly along S. Highland Avenue 295 feet to a point; then southeasterly 236.4 feet to a point; then southwesterly 40.3 feet to a point; then southeasterly 170.5 feet to a point along Beacom Lane; then southwesterly along Beacom Lane 10 feet to a point at the intersection of Merbrook Lane; then southeasterly along Merbrook Lane 573 feet to a point at the intersection of Merbrook Bend; then southwesterly along Merbrook Bend 204 feet to a point; then continuing southwesterly 155.4 feet to a point; then southeasterly 416 feet to a point along Merbrook Lane; then northeasterly along Merbrook Lane 64 feet to a point; then southeasterly 108 feet to a point; then southwesterly 302 feet to a point along E. Wynnewood Road; then northwesterly along E. Wynnewood Road 2,316.3 feet to a point at the intersection of Honeysuckle Lane; then southwesterly along Honeysuckle Lane 206.6 feet to a point; then southwesterly 210 feet to a point; then continuing southwesterly 228.5 feet to a point; then southwesterly 547.8 feet to a point; then continuing southwesterly 563.5 feet to a point; then continuing southwesterly 97.2 feet to a point; then continuing southwesterly 192.9 feet to a point along Lancaster Avenue; then northwesterly along Lancaster Avenue 1,812.7 feet to a point; then northeasterly 474.6 feet to a point; then northwesterly 167.4 feet to a point; then northeasterly 376 feet to a point; then northwesterly 115 feet to a point along Bowman Avenue; then southwesterly along Bowman Avenue 26.1 feet to a point at the intersection of Charles Lane; then northwesterly along Charles Lane 268.5 feet to a point; then northeasterly 167.7 feet to a point; then easterly 13.3 feet to a point; then northeasterly 158.4 feet to a point at the intersection of Remington Road and Parkview Drive; then continuing northeasterly along Parkview Drive 782.4 feet to a point; then northeasterly 168.1 feet to a point; then northwesterly along the edge of the Shortridge Park property 499.4 feet to a point; then southwesterly 149.5 feet to a point along Parkview Drive; then southeasterly along Parkview Drive 10 feet to a point; then southwesterly 156.4 feet to a point; then northwesterly 37.7 feet to a point; then southwesterly 161.7 feet to a point along Redleaf Road; then northwesterly along Redleaf Road 328.3 feet to a point at the intersection of Holly Lane; then southeasterly along Holly Lane 107.9 feet to a point; then southwesterly 161.1 feet to a point; then northwesterly 4.3 feet to a point; southwesterly 161.4 feet to a point along Williams Road; then southeasterly along Williams Road 75.5 feet to a point at the intersection of Nicholson Road; then southwesterly along Nicholson Road 114.5 feet to a point; then northwesterly 171.1 feet to a point; then northeasterly 9.5 feet to a point; then northwesterly 368.8 feet to a point along Cedargrove Road; then southwesterly along Cedargrove Road 3 feet to a point; then northwesterly 160.5 feet to a point; then northeasterly 1,131.9 feet to a point; then southeasterly 86.3 feet to a point along Parkview Drive; then northeasterly along Parkview Drive 111.2 feet to a point; then southeasterly 202.5 feet to a point; then northwesterly along the edge of the Shortridge Park property 364.8 feet to a point along Parkview Drive; then northeasterly along Parkview Drive 57 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Raynham Road and City Avenue; then northwesterly along Raynham Road 1,110.1 feet to a point; then southwesterly 282 feet to a point; then northwesterly 228.7 feet to a point along N. Latches Lane; then northeasterly along N. Latches Lane 280.5 feet to a point at the intersection of Raynham Road; then northwesterly along Raynham Road 473 feet to a point; then northeasterly 326.1 feet to a point; northwesterly 420 feet to a point along N. Highland Avenue; then southwesterly along N. Highland Avenue 594.4 feet to a point at the intersection of Merion Road; then southwesterly along Merion Road 1,641.6 feet to a point; then southwesterly 176.6 feet to a point; then

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continuing southwesterly 93.7 feet to a point; then southeasterly 825 feet to a point along City Avenue; then northeasterly along City Avenue 1,312.7 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Montgomery Avenue and Haverford Avenue; then southeasterly along Montgomery Avenue 1,215.8 feet to a point; then northeasterly 1,206.5 feet to a point; then northwesterly 166.2 feet to a point; then northwesterly 297.7 feet to a point along Meeting House Lane; then northeasterly and southeasterly along Meeting House Lane 1,530.7 feet to a point at the intersection of Levering Mill Road; then southwesterly along Levering Mill Road 871.8 feet to a point at the intersection of Bowman Avenue; then westerly along Bowman Avenue 139.8 feet to a point; then southwesterly 222 feet to a point; then southwesterly 80 feet to a point; then southeasterly 74.9 feet to a point; then southeasterly 151.7 feet to a point; southwesterly 509.7 feet to a point; then northwesterly 75 feet to a point; then southwesterly 211.1 feet to a point along Montgomery Avenue; then southeasterly 222.4 feet to a point; then southeasterly 259.8 feet to a point; then continuing southeasterly 105.4 feet to a point; then continuing southeasterly 53.2 feet to a point; then southeasterly 118.9 feet to a point; then southwesterly 2 feet to a point; then southeasterly 203 feet to a point along Sycamore Avenue, then southwesterly along Sycamore Avenue 76.8 feet to a point; then southeasterly 164.6 feet to a point; then northeasterly 104.4 feet to a point; then northeasterly 23 feet to a point; then southeasterly 160.8 feet to a point; then southwesterly 632.3 feet to a point along Orchard Way then northwesterly along Orchard Way 31.4 feet to a point; then southwesterly 330.3 feet to a point; then southeasterly 13.1 feet to a point; then southwesterly 177.9 feet to a point along Linden Lane; then southeasterly and southwesterly along Linden Lane 873.9 feet to a point at the intersection of Cross Road; then northwesterly along Cross Road 153.5 feet to a point; then southwesterly 126.5 feet to a point; then northwesterly 326.4 feet to a point along Sycamore Avenue; then southwesterly along Sycamore Avenue 101.9 feet to a point at the intersection of Merion Road; then northwesterly along Merion Road 1,094.6 feet to a point at the intersection of Bowman Avenue; then southwesterly along Bowman Avenue 407.9 feet to a point; then northwesterly 714.3 feet to a point along Rockland Avenue; then northeasterly along Rockland Avenue 99.6 feet to a point at the intersection of Oak Road; then along Oak Road 819.7 feet to a point; then northeasterly 108.9 feet to a point; then northwesterly 64 feet to a point; then northeasterly 280.9 feet to a point; then northwesterly 92.1 feet to a point; then northeasterly 48.7 feet to a point; then northwesterly 72.8 feet to a point along Haverford Avenue then northeasterly 97.9 feet to the first mentioned point of beginning.

BEGINNING at the intersection of N. Latchs Lane and Old Lancaster Road; then northwesterly along Old Lancaster Road 373.9 feet to a point; then southwesterly 214.8 feet to a point; southeasterly 376.7 feet to a point along N. Latchs Lane; then northeasterly along N. Latchs Lane 256.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Adrienne Lane and Gypsy Lane; then southeasterly along Gypsy lane 2,367.7 feet to a point; then northeasterly along Manor Road 394.4 feet to a point; then southeasterly 150 feet to a point; then northeasterly 75 feet to a point; then northwesterly 150 feet to a point along Manor Road; then northeasterly along Manor Road 20 feet to a point; then southeasterly 175.4 feet to a point; then northeasterly 72.2 feet to a point; then northeasterly 102.9 feet to a point; then northeasterly 60.6 feet to a point; then northeasterly 527.4 feet to a point; then northwesterly 175 feet to a point along Manor Road; then northeasterly along Manor Road 404.3 feet to a point at the intersection of McClenaghan Mill Road; then southeasterly along McClenaghan Mill Road 936.2 feet to a point along Montgomery Avenue; then southeasterly along Montgomery Avenue 1,462.5 feet to a

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point at the intersection of Old Gulph Road; then northwesterly along Old Gulph Road 30.5 feet to a point; then northeasterly 2,140.6 feet to a point along S. Woodbine Avenue; then northeasterly along S. Woodbine Ave 864.9 feet to a point; then northwesterly 352.6 feet to a point; northwesterly 194.9 feet to a point; then southwesterly 322.5 feet to a point; then northeasterly 17.7 feet to a point; then southwesterly 182 feet to a point; then northwesterly 54.8 feet to a point; then northwesterly 146.5 feet to a point; then southwesterly 95.6 feet to a point; then northwesterly 311.2 feet to a point; then northwesterly 74.1 feet to a point; then southwesterly 143.1 feet to a point; then northwesterly 99.7 feet to a point; then southwesterly 38 feet to a point; then northwesterly 105 feet to a point along Bryn Mawr Avenue; then southwesterly along Bryn Mawr Avenue 1,367.6 feet to a point at the intersection with Old Gulph Road; then northwesterly along Old Gulph Road 1,056.5 feet to a point at the intersection of Hagys Ford Road; then continuing northwesterly along Old Gulph Road 820.2 feet to a point; then southwesterly 149.3 feet to a point; then southwesterly 548.8 feet to a point; then northwesterly 65 feet to a point; then northwesterly 198.8 feet to a point along Bell Road; then southwesterly along Bell Road 70.8 feet to a point; then westerly 194.9 feet to a point; then southwesterly 119.8 feet to a point; then southeasterly 150.4 feet to a point; then continuing southeasterly 54 feet to a point; then southwesterly 21.5 feet to a point; then southeasterly 154.8 feet to a point along Montgomery School Lane; then northeasterly along Montgomery School Lane 120.5 feet to a point; then southeasterly 205 feet to a point; then northeasterly 7.7 feet to a point; then southeasterly 133.9 feet to a point; then southwesterly 21 feet to a point; then southeasterly 177.8 feet to a point along Moreno Road; then northeasterly along Moreno Road 17.9 feet to a point; then southeasterly 203.9 feet to a point; then southwesterly 251.6 feet to a point along McClenaghans Mill Road; then southeasterly along McClenaghans Mill Road 30.8 feet to a point; then southwesterly 244.1 feet to a point; then northwesterly 162.5 feet to a point along Moreno Road; then southwesterly along Moreno Road 31.3 feet to a point; then northwesterly 230.6 feet to a point; then continuing northwesterly 212.9 feet to a point along Montgomery School Lane, then southwesterly along Montgomery School Lane 84.6 feet to a point; then northwesterly 191.6 feet to a point; then southwesterly 78.6 feet to a point; then northwesterly 169 feet to a point; then northeasterly 56.6 feet to a point; then northwesterly 152.4 feet to a point; then continuing northwesterly 204.2 feet to a point; then southwesterly 107.6 feet to a point; then continuing southwesterly 196.3 feet to a point along Hemlock Road; then northwesterly along Hemlock Road 177 feet to a point at the intersection with Beech Hill Road; then northwesterly along Beech Hill Road 192.2 feet to a point; then southwesterly 187.9 feet to a point; then northwesterly 39.4 feet to a point; then southwesterly 204.3 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Centennial Road and Mary Waters Ford Road; then southwesterly along Centennial Road 1,760.6 feet to a point; then southeasterly 386 feet to a point; then southwesterly 435.6 feet to a point; then continuing southwesterly 120.9 feet to a point; then continuing southwesterly 1,381.4 feet to a point; then continuing southwesterly 233.7 feet to a point; then continuing southwesterly 291.5 feet to a point; then southeasterly 184.7 feet to a point; then southwesterly 107 feet to a point; then southeasterly 548.8 feet to a point along N. Woodbine Avenue; then northeasterly along N. Woodbine Avenue 20 feet to a point; then southeasterly 225 feet to a point; then northeasterly 73.1 feet to a point; then southeasterly 430.9 feet to a point; then southeasterly 285.5 feet to a point along Hillcrest Road; then northeasterly along Hillcrest Road 91.5 feet to a point; then southeasterly 315.8 feet to a point; then southwesterly 570 feet to a point at the along of Conshohocken State Road (SR-23); then southeasterly along Conshohocken State Road (SR-23) 721.2 feet to a point at the intersection of Manayunk Road; then continuing southeasterly 772.4 feet along Manayunk Road

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to a point; then northwesterly 175 feet to a point; then southeasterly 31.8 feet to a point; then southwesterly 319.5 feet to a point along Lemar Circle; then northwesterly along Lemar Circle 377.5 feet to a point at the intersection with General Lafayette Road; then southwesterly along General Lafayette Road 31.6 feet to a point; then westerly 258.8 feet to a point; then southwesterly 170.9 feet to a point; then southwesterly 157.4 feet to a point; then northerly 50 feet to a point; then southwesterly 109.7 feet to a point; then southwesterly 86.6 feet to a point; then southwesterly 212.7 feet to a point; then southwesterly 106 feet to a point; then southwesterly 106 feet to a point; then southwesterly 142.9 feet to a point; then southwesterly 130.5 feet to a point; then southwesterly 123.2 feet to a point; then southeasterly 405.1 feet to a point; then northeasterly 1,190.1 feet to a point at the intersection of General Lafayette Road; then continuing northeasterly 1,044.3 feet to a point along Manayunk Road; then southeasterly along Manayunk Road 18.3 feet to a point; then northeasterly 223.8 feet to a point; then northwesterly 44.9 feet to a point; then northeasterly 148.6 feet to a point; then northwesterly 43 feet to a point along W Rock Hill Road; then northeasterly along W Rock Hill Road 317.2 feet to a point at the intersection of Bryn Mawr Avenue; then northwesterly along Bryn Mawr Avenue 651.2 feet to a point; then northeasterly 216.2 feet to a point; then continuing northeasterly 324.9 feet to a point along Conshohocken State Road (SR-23); then northeasterly along Conshohocken State Road (SR-23) 772.3 feet to a point; then northwesterly 300.8 feet to a point; then northeasterly 83.8 feet to a point; then northeasterly 140.9 feet to a point; then northwesterly 84 feet to a point; then southwesterly 194.6 feet to a point; then northwesterly 716.3 feet to a point along Mary Waters Ford Road; then northeasterly along Mary Waters Ford Road 24 feet to a point; then northwesterly 125 feet to a point; then northeasterly 97 feet to a point; then northeasterly 70.4 feet to a point; the northeasterly 488.7 feet to a point; then southeasterly 192 feet to a point along Mary Waters Ford Road; then northeasterly along Mary Waters Ford Road 577 feet to a point; then northwesterly 201.9 feet to a point; then northeasterly 69.1 feet to a point; then northwesterly 101.2 feet to a point; then northeasterly 262.5 feet to a point along Mary Waters Ford Road; then northwesterly along Mary Waters Ford Road 150.6 feet to a point; then continuing northwesterly 392 feet to a point along N. Woodbine Avenue; then southwesterly along N. Woodbine Avenue 32.2 feet to a point; then northeasterly 185.8 feet to a point; then easterly 127 feet to a point along Mary Waters Ford Road; then northwesterly along Mary Waters Ford Road 715.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Conshohocken State Road (SR-23) and Overhill Road; then northeasterly along Overhill Road 680.2 feet to a point at the intersection of Oxford Road; then northwesterly along Oxford Road 488 feet to a point at the intersection of Dartmouth Road; then northeasterly and southeasterly along Dartmouth Road 1,406.9 feet to a point at the intersection of Overhill Road; then northeasterly along Overhill Road 478.6 feet to a point at the intersection of Belmont Avenue; then northwesterly along Belmont Avenue 778.9 feet to a point; then northeasterly 133.4 feet to a point; then southwesterly 168.9 feet to a point; then southeasterly 472.4 feet to a point; then southwesterly 35 feet to a point; then southeasterly 238.9 feet to a point; then southwesterly 458.2 feet to a point along Belmont Avenue; then southeasterly along Belmont Avenue 492.5 feet to a point; then southwesterly 239.8 feet to a point; then southeasterly 178.3 feet to a point along Levering Mill Road; then southwesterly along Levering Mill Road 1,636.5 feet to a point; then southeasterly 204.6 feet to a point; then northeasterly 44.6 feet to a point; then northeasterly 209.4 feet to a point; then southwesterly 482.7 feet to a point; then northeasterly 6.2 feet to a point; then southeasterly 754. 2 feet to a point; then northeasterly 146.6 feet to a point; then southwesterly 110.1 feet to a point; then continuing southwesterly 342.6 feet to a point; then southwesterly 3.3 feet to a point; then southwesterly 100.9 feet to a point; then northeasterly 98.3 feet to a point; then southwesterly 77.2 feet

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to a point; then northeasterly 16.8 feet to a point; then southeasterly 233.6 feet to a point; then continuing southeasterly 220 feet to a point; then continuing southeasterly 126.5 feet to a point; then northeasterly 175.1 feet to a point along Llandrillo Road; then southwesterly along Llandrillo Road 58.6 feet to a point; then southwesterly 22.5 feet to a point; then continuing southwesterly 43.4 feet to a point; then continuing southwesterly 38.7 feet to a point; then continuing southwesterly 32.2 feet to a point; then continuing southwesterly 31.3 feet to a point; then southeasterly 30.7 feet to a point; then southeasterly 38.2 feet to a point; then southeasterly 33 feet to a point along Montgomery Avenue; then southwesterly along Montgomery Avenue 379.8 feet to a point at the intersection of Bala Avenue; then northwesterly along Bala Avenue 271.2 feet to a point; then southwesterly 594.1 feet to a point along Cynwyd Road; then southeasterly along Cynwyd Road 59.3 feet to a point; then southwesterly 181.5 feet to a point; then northwesterly 20.9 feet to a point; then southwesterly 171.2 feet to a point along Bryn Mawr Avenue; then northwesterly along Bryn Mawr Avenue 1,044.6 feet to a point along Bala Avenue; then southwesterly along Bala Avenue 90.4 feet to a point at the intersection of Bryn Mawr Avenue; then northwesterly along Bryn Mawr Avenue 568 feet to a point at the intersection of Lodges Lane; then southwesterly along Lodges Lane 206.3 feet to a point; then northwesterly 91.1 feet to a point; then northwesterly 21.5 feet to a point; then northwesterly 33.2 feet to a point; then northwesterly 711.3 feet to a point; then northwesterly 163.8 feet to a point along Levering Mill Road; then northeasterly along Levering Mill Road 173.1 feet to a point at the intersection of Bryn Mawr Avenue; then northwesterly along Bryn Mawr Avenue 331.1 feet to a point; then northeasterly 513.1 feet to a point; then southeasterly 202.7 feet to a point; then northeasterly 129.4 feet to a point along Cynwyd Circle; then northwesterly along Cynwyd Circle 10.8 feet to a point; then northeasterly 129.4 feet to a point; then northwesterly 213.2 feet to a point; then northeasterly 98.3 feet to a point; then southeasterly 25 feet to a point; then southeasterly 56.6 feet to a point; then southeasterly 91.5 feet to a point; then northeasterly 211.3 feet to a point along Ott Road; then northwesterly along Ott Road 8 feet to a point; then northeasterly 172.5 feet to a point; then northwesterly 15.5 feet to a point; then northeasterly 184.6 feet to a point along Conshohocken State Road (SR-23); then northwesterly along Conshohocken State Road (SR-23) 590.2 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Belmont Avenue and Llanberris Road; then northwesterly along Belmont Avenue 1,268.2 feet to a point; then southwesterly 175.9 feet to a point; then southwesterly 319.1 feet to a point; then southwesterly 437.2 feet to a point; then northwesterly 161.9 feet to a point; then northeasterly 141.8 feet to a point; then northerly 104 feet to a point; then northwesterly 104.8 feet to a point; then northeasterly 448.3 feet to a point; then northeasterly 273.9 feet to a point along Belmont Avenue; then northwesterly along Belmont Avenue 1,717.2 feet to a point; then northeasterly 511.7 feet to a point; then northeasterly 569.2 feet to a point; then northeasterly 143.3 feet to a point; then northeasterly 100.3 feet to a point; then northeasterly 299.9 feet to a point; then northeasterly 100.8 feet to a point; then northeasterly 109.5 feet to a point; then northeasterly 96.5 feet to a point; then northeasterly 104.5 feet to a point; then northeasterly 99.3 feet to a point; then northeasterly 97.8 feet to a point; then northeasterly 105.5 feet to a point; then northeasterly 39.3 feet to a point; then northeasterly 374.7 feet to a point; then southeasterly 125.4 feet to a point; then northeasterly 547.8 feet to a point along the Schuylkill Expressway (I-76) and railroad right-of-way; then northwesterly along Schuylkill Expressway (I-76) and Railroad right-of-way 981.6 feet to a point; then southwesterly 261.8 feet to a point; then southeasterly 104.8 feet to a point; then southwesterly 312.6 feet to a point; then southwesterly 123.1 feet to a point; then northwesterly 123.1 feet to a point; then southwesterly 434.6 feet to a point; then southwesterly 136 feet to a point; then southwesterly 254 feet to a point; then southwesterly 114.7 feet to a point; then southwesterly 107 feet to a point; then southwesterly

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179.4 feet to a point; then southwesterly 91.3 feet to a point; then southwesterly 113.8 feet to a point; then northwesterly 87.1 feet to a point; then southwesterly 57.5 feet to a point; then southwesterly 49 feet to a point; then southwesterly 55.7 feet to a point; then southwesterly 110 feet to a point; then southwesterly 147.1 feet to a point; then southwesterly 98.8 feet to a point; then southeasterly 66.8 feet to a point; then southeasterly 176.6 feet to a point; then southwesterly 72.5 feet to a point; then southwesterly 200.9 feet to a point; then southwesterly 57.5 feet to a point; then southwesterly 176 feet to a point along Belmont Avenue; then southeasterly along Belmont Avenue 127.9 feet to a point; then southwesterly 294.5 feet to a point; then southwesterly 202.3 feet to a point; then southeasterly 207.9 feet to a point; then southeasterly along the arc distance of 177.2 feet to a point along Trevor Lane; then southeasterly along Trevor Lane 164.6 feet to a point; then southwesterly 201.9 feet to a point; then northwesterly 108.5 feet to a point; then southwesterly 104.6 feet to a point; then southwesterly 202.9 feet to a point; then southerly 289.6 feet to a point; then southwesterly 203.4 feet to a point; then southeasterly 8.3 feet to a point; then southwesterly 76 feet to a point; then northwesterly 9 feet to a point; then southwesterly 88.4 feet to a point; then westerly 116.1 feet to a point along Trevor Lane; then southeasterly along Trevor Lane 295.9 feet to a point at the intersection of Llandrillo Road; then southwesterly along Llandrillo Road 871.2 feet to a point at the intersection of Conshohocken State Road (SR-23) and Montgomery Avenue; then southeasterly along Conshohocken State Road (SR-23) 879.8 feet to a point; then northeasterly 269.3 feet to a point; then southeasterly 184.2 feet to a point along Llanberris Road; then northeasterly along Llanberris Road 29.5 feet to a point; then southeasterly 182.6 feet to a point; then northeasterly 89.2 feet to a point; then northeasterly 100.5 feet to a point; then northeasterly 56.8 feet to a point; then southeasterly 53 feet to a point; then northeasterly 339.9 feet to a point; then northwesterly 40 feet; then northeasterly 120 feet to a point; then southeasterly 40 feet to a point; then northeasterly 288.7 feet to a point along Clwyd Road; then northwesterly along Clwyd Road 261.1 feet to a point at the intersection of Llanberris Road; then northeasterly along Llanberris Road 717.2 feet to the first mentioned point of beginning.

BEGINNING along edge of the Schuylkill River 247 feet southeast of the Green Lane Bridge; then southeasterly along the Schuylkill River 1,493.4 feet to a point; then southwesterly 186.2 feet to a point; then northwesterly 180 feet; then northeasterly 83.6 feet to a point along the Schuylkill Expressway (I-76); then northwesterly along the Schuylkill Expressway (I-76) 1,246 feet to a point; then northeasterly 220 feet to a point; then northwesterly 73.9 feet to a point; then northeasterly 68.3 feet to the first mentioned point of beginning.

BEGINNING at a point along Belmont Avenue 300 feet southwest of the intersection of Belmont Avenue and Rock Hill Road; then northeasterly along Belmont Avenue 373.7 feet to a point; then northeasterly 202.3 feet to a point; then southwesterly 87.6 feet to a point along Belmont Avenue; then northeasterly along Belmont Avenue 36.1 feet to a point; then northeasterly 54.4 feet to a point; then northeasterly 33.8 feet to a point; then northeasterly 37.5 feet to a point; then northeasterly 80 feet to a point; then northwesterly 149.3 feet to a point; then northeasterly 70.1 feet to a point; then northeasterly 150.5 feet to a point; then northeasterly 187.7 feet to a point; then southeasterly 16 feet to a point; then northeasterly 73.1 feet to a point along the railroad right-of-way; then southeasterly along railroad right-of-way 1,754.7 feet to a point; then northwesterly 280 feet to a point; then southwesterly 8 feet to a point; then northwesterly 412 feet to a point; then northwesterly 908.3 feet to a point; then southwesterly 250 feet to a point; then southwesterly 383.4 feet to a point; then southwesterly 352 feet to a point; then southwesterly 233.6 feet to a point; then northwesterly 62.9 feet to the first mentioned point of beginning.

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BEGINNING at the point of River Road and Hollow Road; then northwesterly along River Road 2,473.7 feet to a point; then northeasterly 30 feet to a point along the edge of the Schuylkill River; then southeasterly along Schuylkill River 5,806.6 feet to a point; then southwesterly 216 feet to a point along the Schuylkill Expressway (I-76); then northwesterly along Schuylkill Expressway (I-76) 657.8 feet to a point along the railroad right-of-way; then northwesterly along railroad right-of-way 2,446.9 feet to the first mentioned point of beginning.

BEGINNING at a point along the Schuylkill Expressway (I-76) 535.9 feet northwest of River Road; then along the Schuylkill Expressway (I-76) 3,821.8 feet to a point; then northeasterly 74.6 feet to a point along the Railroad right-of-way; then southeasterly along the Railroad right-of-way 3,792 feet to a point; then southwesterly 58.5 feet to the first mentioned point of beginning. Also including the area known as Simpson Island, opposite Youngs Ford Road, Block and Unit 010F191, an island surrounded by the Schuylkill River.

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4. LDR4 Low Density Residential District

LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 001B001 002B012 002G326 003D338 003G316 004B422 004H073 005H030 001B002 002B013 002G327 003D339 003G317 004B423 004H074 005H031 001B003 002B014 002G329 003D340 003G322 004B424 004H075 005H032 001B004 002B015 002G331 003D341 003G327 004B425 004H078 005H033 001B005 002B022 002G339 003D342 003G328 004B426 004H079 005H034 001B006 002B023 002G344 003D344 003G329 004B427 004H081 005H035 001B007 002B024 002G347 003D346 003G330 004B428 004H084 005H036 001B008 002B028 002G348 003D347 003G331 004B429 004H085 005H038 001B009 002B033 002G349 003D348 003G332 004B430 004H086 005H039 001B010 002B100 002G350 003D349 003G333 004B431 004H087 005H040 001B011 002B136 002G351 003D350 003G334 004B432 004H088 005H041 001B012 002B157 002G352 003D352 003G335 004B433 004H089 005H042 001B013 002B158 002G353 003D353 003G336 004B434 004H090 005H043 001B014 002B159 002G354 003D354 003G337 004B435 004H091 005H044 001B015 002B160 002G355 003D355 003G338 004B438 004H092 005H045 001B016 002B161 002G356 003D356 003G339 004B440 004H093 005H046 001B017 002B162 002G357 003D357 003G340 004B441 004H094 005H047 001B018 002B163 002G358 003D358 003G341 004B442 004H096 005H048 001B019 002B164 002G359 003D359 003G345 004B459 004H097 005H049 001B020 002B165 002G360 003D360 003G346 004B460 004H098 005H050 001B021 002B166 002G361 003D361 003G347 004B461 004H100 005H053 001B022 002B167 002G362 003D362 003G348 004B462 004H101 005H055 001B023 002B168 002G363 003D363 003G350 004B463 004H102 005H056 001B024 002B215 002G364 003D364 003G352 004B464 004H103 005H057 001B025 002B216 002G365 003D365 003G353 004B465 004H105 005H058 001B026 002B217 002G366 003D366 003G354 004B466 004H106 005H059 001B029 002B228 002G368 003D367 003G355 004C001 004H108 005H060 001B030 002B232 002G370 003D368 003G356 004C002 004H109 005H061 001B031 002B265 002G371 003D369 003G357 004C003 004H111 005H062 001B032 002B267 002G372 003D370 003G358 004C004 004H112 005H063 001B033 002B268 002G373 003D373 003G359 004C013 004H113 005H064 001B034 002B269 002G374 003D374 003G360 004C014 004H114 005H065 001B035 002B271 002G376 003D376 003G361 004C015 004H115 005H066 001B036 002B273 002G377 003D377 003G362 004C016 004H116 005H067 001B037 002B274 002G378 003D378 003G363 004C017 004H117 005H068 001B038 002B275 002G380 003D379 003G364 004C018 004H118 005H069 001B039 002B276 002G381 003D380 003G365 004C019 004H119 005H070 001B040 002B277 002G382 003D381 003G366 004C020 004H120 005H072 001B041 002B278 002G383 003D382 003G367 004C021 004H121 005H073 001B042 002B279 002G384 003D383 003G368 004C022 004H123 005H074 001B043 002B280 002G385 003D384 003G369 004C023 004H125 005H075 001B044 002B281 002G386 003D385 003G370 004C024 004H126 005H078 001B045 002B282 002G387 003D386 003G371 004C025 004H127 005H079 001B046 002B283 002G389 003D387 003G372 004C026 004H128 005H080 001B047 002B284 002G390 003D388 003G373 004C027 004H129 005H082 001B048 002B285 002G391 003D389 003G374 004C028 004H130 005H083 001B049 002B286 002G392 003D390 003G375 004C029 004H131 005H084 001B050 002B287 002G393 003D393 003G376 004C030 004H132 005H086 001B051 002B288 002G394 003D396 003G377 004C031 004H133 005H087 001B052 002B289 002G395 003D397 003G378 004C052 004H134 005H089 001B053 002B290 002G396 003D398 003G379 004C068 004H135 005H090 001B054 002B291 002G397 003D399 003G380 004C102 004H136 005H091

73 12-18-2019 403

LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 001B055 002B292 002G398 003D401 003G381 004C103 004H137 005H092 001B057 002B293 002G399 003D402 003G382 004C104 004H138 005H093 001B058 002B294 002G402 003D403 003G383 004C105 004H139 005H095 001B059 002B295 002G406 003D404 003G384 004C106 004H140 005H096 001B060 002B296 002G408 003D405 003G385 004C107 004H141 005H097 001B061 002B297 002G409 003D406 003G386 004C108 004H142 005H098 001B062 002B298 002G428 003D407 003G387 004C109 004H143 005H099 001B063 002B299 002G429 003D408 003G388 004C110 004H144 005H100 001B064 002B300 002G430 003D409 003G389 004C111 004H145 005H101 001B065 002B301 002H008 003D410 003G390 004C112 004H146 005H102 001B067 002B302 002H024 003D411 003G391 004C113 004H147 005H103 001B068 002B303 002H033 003D418 003G392 004C114 004H148 005H104 001B069 002B304 002H034 003D419 003G393 004C115 004H152 005H105 001B070 002B305 002H035 003D420 003G394 004C116 004H153 005H106 001B071 002B306 002H036 003D421 003G395 004C117 004H154 005H107 001B072 002B307 002H037 003E006 003G396 004C118 004H155 005H108 001B073 002B308 002H038 003E007 003G397 004C119 004H156 005H109 001B074 002B309 002H039 003E008 003G398 004C120 004H157 005H110 001B075 002B353 002H040 003E009 003G399 004C121 004H158 005H111 001B076 002B354 002H041 003E010 003G400 004C122 004H159 005H112 001B077 002B355 002H042 003E011 003G401 004C123 004H160 005H113 001B078 002B356 002H043 003E012 003G402 004C124 004H161 005H115 001B079 002B357 002H044 003E013 003G403 004C125 004H162 005H116 001B080 002B393 002H051 003E014 003G404 004C126 004H163 005H117 001B081 002B396 003B001 003E015 003G405 004C127 004H164 005H118 001B082 002B397 003B002 003E016 003G407 004C128 004H165 005H119 001B083 002B398 003B003 003E017 003G408 004C129 004H166 005H120 001B084 002B399 003B004 003E018 003G409 004C130 004H167 005H121 001B085 002B412 003B005 003E019 003G410 004C131 004H168 005H122 001B086 002B413 003B006 003E020 003G411 004C132 004H169 005H123 001B087 002B420 003B007 003E021 003G412 004C133 004H170 005H124 001B088 002B423 003B008 003E022 003G413 004C134 004H172 005H125 001B089 002B425 003B009 003E023 003G414 004C135 004H173 005H126 001B090 002B426 003B010 003E024 003G415 004C136 004H174 005H127 001B091 002B427 003B011 003E025 003G416 004C137 004H175 005H129 001B092 002B428 003B012 003E026 003G418 004C138 004H176 005H130 001B093 002B429 003B013 003E027 003G419 004C139 004H178 005H131 001B094 002B430 003B014 003E028 003G421 004C140 004H179 005H132 001B095 002B433 003B015 003E029 003G423 004C141 004H180 005H133 001B096 002B434 003B016 003E030 003G424 004C142 004H181 005H134 001B097 002B435 003B017 003E031 003G425 004C143 004H182 005H135 001B098 002B436 003B019 003E032 003G426 004C144 004H183 005H136 001B099 002B437 003B020 003E033 003G430 004C145 004H184 005H137 001B100 002B438 003B022 003E035 003G431 004C146 004H185 005H138 001B101 002B439 003B023 003E037 003G432 004C147 004H186 005H139 001B102 002B440 003B024 003E038 003G433 004C149 004H187 005H140 001B104 002B441 003B025 003E039 003G437 004C150 004H188 005H141 001B105 002B442 003B026 003E040 003G439 004C151 004H189 005H143 001B106 002B443 003B028 003E041 003G441 004C152 004H190 005H144 001B107 002B444 003B029 003E042 003G442 004C153 004H191 005H145 001B108 002B445 003B030 003E043 003G443 004C154 004H192 005H146 001B109 002B446 003B031 003E044 003G444 004C155 004H193 005H147 001B110 002B447 003B032 003E045 003G445 004C156 004H194 005H148 001B111 002B448 003B033 003E046 003G446 004C198 004H195 005H149 001B112 002B449 003B034 003E047 003G447 004C200 004H196 005H150

74 12-18-2019 404

LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 001B113 002B450 003B036 003E048 003G448 004C201 004H197 005H151 001B114 002B451 003B037 003E049 003G449 004C221 004H198 005H152 001B115 002B452 003B038 003E050 003G450 004C226 004H199 005H153 001B116 002B453 003B039 003E051 003G451 004C227 004H200 005H154 001B117 002B454 003B041 003E052 003G452 004C228 004H201 005H156 001B118 002B455 003B042 003E053 003G453 004C236 004H202 005H157 001B119 002B457 003B043 003E054 003G454 004C254 004H203 005H158 001B120 002B458 003B044 003E055 003G455 004D001 004H204 005H159 001B121 002B459 003B045 003E056 003G456 004D005 004H205 005H162 001B122 002B460 003B047 003E057 003G457 004D006 004H206 005H163 001B123 002B461 003B048 003E058 003G458 004D054 004H207 005H164 001B124 002B462 003B049 003E059 003G459 004D066 004H208 005H166 001B125 002B463 003B050 003E060 003G460 004E009 004H209 005H167 001B126 002B464 003B051 003E061 003G461 004E089 004H210 005H168 001B127 002B465 003B053 003E062 003G462 004E090 004H211 005H169 001B128 002B466 003B054 003E063 003G463 004E106 004H212 005H170 001B129 002B467 003B055 003E064 003G464 004E107 004H213 005H171 001B130 002B468 003B057 003E065 003G465 004E108 004H214 005H172 001B131 002B469 003B058 003E066 003G466 004E109 004H215 005H173 001B132 002B470 003B059 003E067 003G468 004E110 004H216 005H174 001B133 002B471 003B060 003E068 003G469 004E111 004H217 005H175 001B134 002B472 003B061 003E070 003G470 004E112 004H218 005H176 001B135 002B473 003B062 003E071 003G471 004E114 004H219 005H177 001B136 002B474 003B063 003E072 003G472 004E116 004H220 005H178 001B137 002B475 003B064 003E073 003G473 004E117 004H221 005H179 001B138 002B476 003B065 003E075 003G474 004E118 004H222 005H182 001B139 002B477 003B077 003E076 003G475 004E134 004H223 005H183 001B140 002B478 003B078 003E077 003G476 004E136 004H224 005H184 001B141 002B479 003B079 003E078 003G477 004E137 004H228 005H185 001B142 002B480 003B080 003E079 003G478 004E138 004H229 005H186 001B143 002B481 003B083 003E080 003G479 004E163 004H230 005H187 001B144 002B482 003B086 003E081 003G480 004E168 004H231 005H188 001B145 002B483 003B087 003E082 003G481 004E190 004H234 005H189 001B146 002B484 003B088 003E083 003G482 004F001 004H235 005H190 001B147 002B485 003B089 003E084 003G483 004F002 004H236 005H191 001B148 002B486 003B090 003E085 003G484 004F003 004H237 005H192 001B149 002B487 003B091 003E086 003G485 004F004 004H238 005H193 001B150 002B488 003B092 003E087 003G486 004F005 004H239 005H194 001B151 002B489 003B093 003E088 003G487 004F006 004H240 005H195 001B152 002B490 003B094 003E089 003G488 004F007 004H241 005H196 001B153 002B491 003B095 003E090 003G489 004F008 004H242 005H197 001B162 002B492 003B097 003E091 003G490 004F011 004H243 005H198 001B163 002B493 003B100 003E092 003G491 004F012 004H244 005H199 001B164 002B501 003B101 003E093 003G492 004F014 004H245 005H201 001B165 002B502 003B103 003E094 003G493 004F017 004H246 005H202 001B166 002B533 003B142 003E095 003G494 004F035 004H247 005H203 001B167 002B534 003B180 003E096 003G495 004F036 004H248 005H204 001B168 002B535 003B204 003E097 003G496 004F037 004H249 005H205 001B169 002B538 003B205 003E098 003G497 004F038 004H250 005H209 001B170 002B541 003B206 003E099 003G497 004F039 004H251 005H210 001B171 002D012 003B207 003E100 003G498 004F040 004H252 005H211 001B172 002D013 003B208 003E104 003G499 004F041 004H253 005H212 001B173 002D014 003B222 003E105 003G500 004F042 004H254 005H213 001B174 002D015 003B223 003E106 003G501 004F043 004H255 005H214 001B175 002D016 003B224 003E107 003G502 004F045 004H256 005H215

75 12-18-2019 405

LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 001B176 002D017 003B225 003E108 003G503 004F047 004H257 005H216 001B177 002D018 003B226 003E109 003G504 004F048 004H258 005H217 001B178 002D019 003B227 003E110 003G505 004F049 004H259 005H220 001B180 002D020 003B228 003E111 003G506 004F050 004H260 005H221 001B183 002D021 003B229 003E112 003G507 004F051 004H261 005H223 001B305 002D022 003B230 003E113 003G508 004F052 004H262 005H224 001B306 002D023 003B232 003E114 003G509 004F053 004H263 005H225 001B308 002D104 003B236 003E115 003G510 004F054 004H264 005H227 001B309 002D105 003B239 003E116 003G511 004F055 004H265 005H228 001B310 002D106 003B240 003E117 003G512 004F056 004H266 005H229 001B311 002D107 003B241 003E118 003G513 004F057 004H268 005H231 001B314 002D108 003B244 003E119 003G514 004F058 004H269 005H234 001B315 002D109 003B245 003E120 003G515 004F060 004H270 005H236 001B316 002D111 003B246 003E121 003G516 004F061 004H271 005H237 001B317 002D112 003B247 003E122 003G517 004F062 004H272 005H238 001B318 002D113 003B249 003E123 003G518 004F063 004H273 005H239 001B319 002D114 003B250 003E124 003G520 004F064 004H274 005H240 001B320 002D115 003B251 003E125 003G521 004F065 004H275 005H241 001B322 002D116 003B252 003E126 003G523 004F066 004H276 005H242 001B323 002D117 003B253 003E127 003G526 004F068 004H277 005H246 001B324 002D118 003B254 003E128 003G527 004F069 004H278 005H247 001B325 002D120 003B255 003E129 003H005 004F070 004H279 005H248 001B326 002D121 003B256 003E130 003H016 004F071 004H280 005H251 001B327 002D122 003B257 003E131 003H058 004F072 004H281 005H252 001B328 002D123 003B258 003E132 003H059 004F073 004H282 005H253 001B329 002D124 003B259 003E133 003H060 004F074 004H283 005H254 001B330 002D125 003B260 003E134 003H061 004F075 004H284 005H255 001B331 002D126 003B261 003E135 003H062 004F076 004H285 005H256 001B334 002D127 003B262 003E136 003H063 004F077 004H286 005H257 001B335 002D128 003B263 003E137 003H064 004F078 004H287 005H258 001B336 002D129 003B264 003E138 003H065 004F079 004H288 005H259 001B337 002D130 003B265 003E139 003H066 004F080 004H295 005H260 001B338 002D131 003B266 003E140 003H072 004F081 004H302 005H261 001B339 002D132 003B267 003E141 003H073 004F082 004H307 005H263 001B340 002D133 003B268 003E142 003H074 004F083 004H309 005H266 001B341 002D134 003B269 003E143 003H077 004F084 004H311 005H267 001B342 002D135 003B270 003E144 003H078 004F085 004H314 005H268 001B343 002D136 003B271 003E145 003H081 004F086 004H315 005H269 001B344 002D137 003B272 003E146 003H086 004F087 004H316 005H270 001B345 002D138 003B273 003E147 003H087 004F088 004H317 005H271 001B346 002D139 003B274 003E148 003H088 004F089 004H318 005H272 001B347 002D140 003B275 003E155 003H089 004F090 004H319 005H273 001B348 002D141 003B276 003E156 003H090 004F091 004H324 005H274 001B349 002D142 003B277 003E157 003H092 004F092 004H327 005H276 001B350 002D143 003B278 003E158 003H093 004F093 004H330 005H277 001B351 002D144 003B279 003E159 003H094 004F094 004H331 005H278 001B352 002D145 003B280 003E160 003H095 004F095 004H333 005H279 001B353 002D157 003B281 003E161 003H097 004F096 004H334 005H280 001B354 002D158 003B282 003E162 003H098 004F097 004H335 005H281 001B355 002D159 003B283 003E163 003H099 004F098 004H336 005H282 001B356 002D160 003B284 003E164 003H100 004F099 004H338 005H283 001B357 002D161 003B285 003E165 003H101 004F100 004H339 005H284 001B358 002D162 003B286 003E166 003H102 004F101 004H340 005H285 001B359 002D163 003B287 003E167 003H103 004F102 004H341 005H288 001B360 002D164 003B288 003E168 003H104 004F104 004H342 005H289

76 12-18-2019 406

LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 001B361 002D165 003B289 003E169 003H105 004F105 004H343 005H290 001B362 002D166 003B290 003E170 003H106 004F107 004H344 005H293 001B363 002D167 003B291 003E171 003H107 004F108 004H345 005H295 001B364 002D168 003B292 003E172 003H108 004F109 004H346 005H296 001B365 002D169 003B293 003E173 003H109 004F111 004H347 005H297 001B366 002D170 003B294 003E174 003H110 004F113 004H348 005H298 001B368 002D171 003B295 003E175 003H111 004F115 004H349 005H299 001B369 002D172 003B296 003E176 003H112 004F116 004H350 005H300 001B370 002D176 003B297 003E177 003H114 004F117 004H351 005H301 001B371 002D177 003B298 003E178 003H115 004F118 004H352 005H303 001B372 002D178 003B299 003E179 003H116 004F119 004H353 005H304 001B373 002D180 003B300 003E180 003H117 004F120 004H354 005H305 001B375 002D189 003B301 003E181 003H118 004F121 004H355 005H306 001B376 002D299 003B302 003E182 003H119 004F122 004H357 005H307 001B378 002D300 003B303 003E183 003H120 004F123 004H358 005H308 001B379 002D301 003B304 003E184 003H121 004F124 004H359 005H311 001B380 002D302 003B305 003E185 003H122 004F125 004H360 005H312 001B381 002E001 003B306 003E186 003H123 004F126 004H363 005H313 001B382 002E002 003B307 003E187 003H124 004F129 004H364 005H316 001B383 002E003 003B308 003E188 003H125 004F130 004H365 005H317 001B384 002E004 003B309 003E189 003H126 004F134 004H366 005H318 001B385 002E005 003B310 003E190 003H127 004F135 004H367 005H319 001B386 002E006 003B311 003E191 003H128 004F136 004H373 005H320 001B387 002E007 003B312 003E192 003H132 004F137 004H375 005H321 001B388 002E008 003B313 003E217 003H133 004F138 004H376 005H322 001B389 002E057 003B314 003E218 003H134 004F140 004H377 005H325 001B390 002E081 003B315 003E219 003H135 004F142 004H378 005H326 001B391 002E082 003B317 003E220 003H136 004F147 004H379 005H327 001B392 002E083 003B318 003E221 003H137 004F148 004H380 005H328 001B393 002E084 003B319 003E222 003H138 004F149 004H381 005H329 001B394 002E085 003B320 003E223 003H139 004F150 004H382 005H330 001B395 002E086 003B321 003E224 003H140 004F151 004H383 005H331 001B397 002E087 003B322 003E225 003H141 004F152 004H385 005H332 001B398 002E088 003B323 003E226 003H143 004F153 004H386 005H333 001B399 002E089 003B324 003E227 003H144 004F154 004H387 005H334 001B400 002E090 003B325 003E229 003H145 004F155 004H388 005H335 001B401 002E091 003B326 003E230 003H146 004F156 004H389 005H336 001B402 002E092 003B327 003E231 003H147 004F157 004H390 005H337 001B403 002E094 003B328 003E232 003H148 004F158 004H391 005H338 001B404 002E095 003B329 003E233 003H149 004F159 004H392 005H339 001B405 002E096 003B330 003E234 003H150 004F160 004H393 005H340 001B406 002E097 003B331 003E235 003H151 004F161 004H394 005H341 001B407 002E098 003B332 003E236 003H152 004F162 004H395 005H342 001B408 002E099 003B333 003E237 003H153 004F163 004H396 005H343 001B409 002E100 003B334 003E238 003H154 004F164 004H397 005H344 001B410 002E101 003B335 003E239 003H155 004F165 004H398 005H345 001B411 002E102 003B336 003E240 003H156 004F166 004H399 005H346 001B412 002E103 003B337 003E241 003H157 004F167 004H400 005H347 001B413 002E104 003B338 003E242 003H158 004F168 004H401 005H348 001B414 002E108 003B339 003E244 003H159 004F169 004H402 005H351 001B415 002E109 003B340 003E245 003H160 004F170 004H404 005H352 001B416 002E110 003B341 003E246 003H161 004F171 004H405 005H354 001B417 002E111 003B342 003E247 003H162 004F172 004H406 005H355 001B418 002E112 003B343 003E248 003H163 004F173 004H407 005H356 001B419 002E113 003B344 003E249 003H164 004F175 004H408 005H357

77 12-18-2019 407

LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 001B421 002E114 003B345 003E250 003H165 004F176 004H409 005H999 001B426 002E115 003B346 003E251 003H166 004F177 004H410 007B002 001B428 002E116 003B347 003E252 003H167 004F178 004H411 007B005 001B429 002E117 003B348 003E254 003H168 004F179 004H413 007B009 001B430 002E118 003B349 003E255 003H169 004F180 004H414 007B010 001B431 002E119 003B350 003E256 003H170 004F181 004H415 007B011 001B432 002E120 003B351 003E258 003H171 004F182 004H416 007B146 001B433 002E121 003B352 003E259 003H172 004F183 004H417 007B147 001B444 002E122 003B353 003E260 003H173 004F184 004H418 007B175 001B445 002E123 003B354 003E261 003H174 004F185 004H419 007B194 001B446 002E124 003B355 003E262 003H175 004F186 004H420 007B195 001B447 002E125 003B356 003E263 003H176 004F187 004H422 007B518 001B448 002E126 003B357 003E264 003H177 004F188 004H423 008A025 001B449 002E127 003B358 003E265 003H178 004F189 004H424 008A026 001B451 002E128 003B359 003E266 003H179 004F190 004H425 008A027 001B452 002E129 003B360 003E270 003H180 004F191 004H426 008A028 001B471 002E130 003B361 003E271 003H181 004F192 004H428 008A029 001B472 002E131 003B362 003E272 003H182 004F193 004H429 008A030 001B473 002E132 003B363 003E273 003H183 004F194 004H430 008A031 001B474 002E133 003B364 003E276 003H184 004F195 004H435 008A032 001B475 002E134 003B365 003E277 003H185 004F196 004H436 008A033 001B478 002E135 003B366 003E278 003H186 004F220 004H438 008A034 001B479 002E136 003B367 003E279 003H187 004F221 004H439 008A035 001B480 002E137 003B368 003E283 003H188 004F222 004H440 008A036 001B482 002E138 003B369 003E284 003H189 004F223 004H442 008A037 001B487 002E139 003B370 003E286 003H190 004F224 004H443 008A038 001B488 002E140 003B371 003E295 003H191 004F226 004H444 008A039 001B490 002E141 003B372 003E296 004B036 004F227 005B433 008A041 001B491 002E142 003B373 003E299 004B037 004F228 005B513 008A042 001B492 002E143 003B374 003E306 004B038 004F229 005B514 008A043 001B493 002E144 003B375 003E307 004B039 004F231 005B515 008A044 001B494 002E145 003B376 003E308 004B040 004F232 005B516 008A045 001B495 002E146 003B377 003E309 004B041 004F233 005B517 008A046 001B496 002E147 003B378 003E310 004B042 004F234 005B518 008A047 001B498 002E148 003B379 003E311 004B043 004F235 005B519 008A052 001B500 002E149 003B380 003E313 004B044 004F236 005B520 008A053 001B502 002E161 003B381 003E314 004B045 004F237 005B521 008A054 001B503 002E162 003B382 003E317 004B046 004F238 005B522 008A055 001B504 002E163 003B383 003E319 004B047 004F239 005B619 008A056 001B505 002E164 003B385 003E320 004B048 004F240 005B620 008A057 001B506 002E165 003B386 003E321 004B050 004F241 005B634 008A058 001B507 002E166 003B387 003E322 004B051 004F242 005B635 008A059 001B508 002E167 003B399 003E323 004B052 004F243 005B636 008A077 001B509 002E168 003B416 003E324 004B053 004F244 005B637 008A078 001B510 002E169 003B417 003E327 004B054 004F245 005B638 008A079 001B511 002E170 003B418 003E328 004B055 004F246 005B639 008A080 001B512 002E171 003B419 003E329 004B056 004F247 005B640 008A081 001B513 002E172 003B420 003E333 004B058 004F248 005B649 008A083 001B514 002E173 003B421 003E334 004B059 004F249 005B650 008A084 001B515 002E174 003B422 003E335 004B060 004F250 005B651 008B016 001B517 002E175 003B423 003E336 004B061 004F251 005B652 008B017 001B518 002E176 003B424 003E337 004B062 004F252 005B653 008B099 001B519 002E177 003B425 003E338 004B063 004F253 005B654 008B100 001B520 002E178 003B426 003E339 004B064 004F254 005B655 008B101

78 12-18-2019 408

LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 001B521 002E179 003B427 003E340 004B065 004F255 005B656 008B102 001B522 002E180 003B428 003E341 004B066 004F256 005B657 008B103 001B523 002E181 003B429 003E342 004B072 004F257 005B658 008B104 001B524 002E182 003B430 003E343 004B075 004F259 005B659 008B105 001B525 002E183 003B431 003E344 004B076 004F260 005B660 008B106 001B526 002E208 003B432 003E345 004B077 004F261 005B661 008B107 001B528 002E209 003B433 003F001 004B079 004F262 005B662 008B108 001B529 002E214 003B434 003F002 004B080 004F263 005B663 008B109 001B530 002E218 003B435 003F003 004B081 004F264 005B664 008B110 001B531 002E233 003B436 003F004 004B083 004F270 005B665 008B111 001B532 002E234 003B437 003F005 004B090 004F271 005B666 008B112 001B533 002E235 003B438 003F006 004B092 004F283 005B667 008B113 001B535 002E248 003B439 003F007 004B093 004F284 005B674 008B114 001B536 002E267 003B440 003F008 004B094 004F285 005B675 008B115 001B543 002E269 003B441 003F009 004B095 004F286 005B676 008B116 001B545 002F111 003B442 003F010 004B097 004F287 005B677 008B117 001B546 002F114 003B443 003F011 004B098 004F288 005B678 008B118 001B547 002F115 003B444 003F012 004B099 004F289 005B693 008B119 001B548 002F116 003B445 003F013 004B100 004F290 005B742 008B120 001B549 002F117 003B446 003F014 004B101 004F291 005B743 008B121 001B553 002F118 003B447 003F015 004B102 004F292 005B744 008B122 001B554 002F119 003B448 003F016 004B103 004F293 005B745 008B123 001B555 002F120 003B449 003F017 004B104 004F294 005B746 008B124 001B570 002F123 003B450 003F018 004B105 004F295 005B747 008B149 001B575 002F124 003B451 003F019 004B106 004F296 005B748 008B150 001B589 002F125 003B452 003F020 004B107 004F297 005B749 008B151 001B590 002F126 003B453 003F021 004B108 004F298 005B750 008B152 001B591 002F127 003B454 003F022 004B109 004F299 005B751 008B153 001B597 002F128 003B455 003F023 004B110 004F300 005B752 008B154 001B598 002F129 003B456 003F024 004B111 004F301 005B753 008B181 001B599 002F130 003B457 003F025 004B112 004F302 005B754 008B204 001B600 002F131 003B458 003F026 004B113 004F303 005B755 008B205 001B601 002F132 003B459 003F027 004B114 004F304 005B773 008B206 001B602 002F136 003B460 003F028 004B115 004F305 005B774 008B207 001B603 002F137 003B461 003F029 004B116 004F306 005B775 008B208 001B604 002F138 003B462 003F030 004B117 004F307 005B776 008B209 001B605 002F139 003B463 003F031 004B118 004F308 005B777 008B210 001B606 002F140 003B464 003F032 004B119 004F309 005B778 008B211 001B607 002F141 003B465 003F033 004B120 004F310 005B779 008B212 001B608 002F142 003B466 003F034 004B121 004F311 005B780 008B213 001B609 002F154 003B467 003F035 004B122 004F312 005B781 008B214 001B610 002F155 003B468 003F036 004B123 004F313 005B782 008B240 001B611 002F156 003B469 003F037 004B124 004F317 005B783 008B255 001B612 002F157 003B470 003F091 004B125 004F319 005B784 008B258 001B613 002F164 003B471 003F113 004B126 004F321 005B785 008B259 001B614 002F167 003B472 003F118 004B127 004F322 005B786 008B260 001B615 002F168 003B473 003F119 004B128 004F323 005B787 008B261 001B616 002F169 003B474 003F133 004B129 004F324 005B788 008B262 001B617 002F170 003B475 003F134 004B130 004F325 005B789 008B264 001B618 002F171 003B476 003F135 004B131 004F326 005B790 008B265 001B619 002F172 003B477 003F136 004B132 004F327 005B791 008B266 001B620 002F173 003B478 003F137 004B133 004F328 005B792 008B267 001B621 002F174 003B479 003F138 004B134 004F329 005B793 008B268 001B623 002F200 003B480 003F140 004B135 004F330 005B794 008B270 001B624 002F201 003B481 003F141 004B136 004F331 005B795 008B271

79 12-18-2019 409

LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 001B625 002F204 003B482 003F142 004B137 004F332 005B796 008B273 001C013 002F205 003B483 003F143 004B138 004F334 005B797 008B274 001C014 002F206 003B484 003F144 004B139 004F335 005B808 008B294 001C015 002F207 003B485 003F145 004B140 004F336 005B809 008B295 001C016 002F208 003B486 003F146 004B141 004F337 005B810 008B296 001C030 002F209 003B487 003F147 004B142 004F338 005B811 008B327 001C031 002F210 003B488 003F148 004B143 004F339 005B812 008B329 001C036 002F211 003B489 003F149 004B144 004F340 005B813 008E010 001C037 002F212 003B490 003F150 004B145 004F341 005B814 008E011 001C038 002F213 003B491 003F151 004B146 004F342 005B815 008E012 001C053 002F214 003B492 003F152 004B147 004F343 005B816 008E013 001C088 002F215 003B493 003F153 004B148 004F344 005B817 008E014 001C091 002F216 003B494 003F154 004B150 004F345 005B818 008E015 001C101 002F217 003B495 003F155 004B152 004F346 005B819 008E017 001C107 002F218 003B496 003F171 004B153 004F347 005B820 008E018 001C130 002F219 003B498 003F172 004B154 004F348 005B821 008E019 001C131 002F220 003B499 003F173 004B157 004F349 005B822 008E029 001C132 002F221 003B500 003F174 004B160 004F350 005B823 008E031 001C133 002F222 003B501 003F175 004B162 004F351 005B824 008E032 001C134 002F223 003B502 003F176 004B163 004F352 005B825 008E033 001C135 002F224 003B503 003F177 004B164 004F364 005B836 008E034 001C136 002F225 003B504 003F178 004B165 004F369 005B837 008E035 001C137 002F226 003B505 003F179 004B166 004F370 005B838 008E036 001C138 002F227 003B506 003F180 004B167 004F371 005B839 008E037 001C159 002F228 003B507 003F217 004B168 004F372 005B840 008E038 001E029 002F229 003B508 003F218 004B169 004F373 005B841 008E048 001E030 002F231 003B509 003F219 004B170 004F374 005B842 008E056 001E031 002F232 003B510 003F220 004B171 004F375 005B844 008E060 001E032 002F240 003B511 003F221 004B172 004F376 005B845 008E061 001E033 002F241 003B512 003F222 004B173 004F381 005B846 008E065 001E034 002F242 003B518 003F223 004B174 004F382 005B848 008E069 001E035 002F243 003B519 003F233 004B175 004F383 005B849 008E070 001E036 002F244 003B520 003F235 004B176 004F384 005B850 008E071 001E037 002F245 003C089 003F236 004B177 004F385 005B851 008E072 001E040 002F246 003C110 003F237 004B178 004G001 005B856 008E073 001E041 002F247 003C114 003F238 004B179 004G002 005B857 008E074 001E042 002F248 003C115 003F239 004B185 004G025 005B862 008E075 001E043 002F249 003C116 003F241 004B193 004G040 005B864 008E076 001E044 002F250 003C117 003F242 004B194 004G051 005B874 008E084 001E045 002F251 003C118 003F243 004B200 004G052 005B883 008E088 001E046 002F252 003C119 003F244 004B201 004G053 005B886 008E091 001E047 002F253 003C120 003F251 004B202 004G058 005B887 008E111 001E048 002F255 003C149 003F252 004B203 004G069 005B889 008E112 001E049 002F256 003C150 003F253 004B229 004G070 005B890 008F019 001E050 002F257 003C155 003F255 004B230 004G077 005B891 008F020 001E051 002F258 003C163 003F256 004B231 004G078 005B892 008F021 001E052 002F259 003C164 003F258 004B232 004G083 005B893 008F022 001E053 002F260 003C165 003F269 004B233 004G086 005B896 008F023 001F165 002F296 003C207 003F270 004B234 004G091 005B899 008F024 001F166 002F297 003C208 003F271 004B235 004G092 005C162 008F025 001F167 002F298 003C210 003F272 004B236 004G111 005C163 008F026 001F168 002F299 003C211 003F273 004B237 004G119 005C164 008F027 001F169 002F300 003C212 003F274 004B238 004G120 005C165 008F028 001F170 002F301 003C254 003F275 004B239 004G122 005C166 008F029 001F171 002F302 003C298 003F276 004B240 004G123 005C167 008G045

80 12-18-2019 410

LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 001F172 002F304 003C299 003F277 004B241 004G124 005C168 008G046 001F177 002F305 003D075 003F278 004B242 004G125 005C169 008G047 001F178 002F306 003D076 003F279 004B243 004G126 005C178 008G049 001F179 002F307 003D092 003F280 004B244 004G127 005C292 009A194 001F180 002F308 003D094 003F281 004B245 004G128 005C293 009A195 001F181 002F309 003D095 003F282 004B246 004G129 005C294 009A196 001F182 002F310 003D096 003F283 004B247 004G130 005C295 009A197 001F183 002F321 003D097 003F284 004B248 004G132 005C302 009A198 001F184 002F329 003D098 003F285 004B249 004G133 005C303 009A199 001F185 002F331 003D099 003F286 004B250 004G134 005C304 009A200 001F186 002F332 003D115 003F287 004B251 004G135 005C305 009E001 001F187 002F333 003D116 003F288 004B252 004G136 005C306 009E002 001F188 002F334 003D117 003F289 004B253 004G137 005C307 009E007 001F189 002F335 003D131 003F290 004B254 004G137 005C308 009E008 001F190 002F336 003D132 003F291 004B255 004G138 005C310 009E009 001F191 002F337 003D133 003F292 004B256 004G139 005C410 009E014 001F193 002F338 003D134 003F293 004B257 004G140 005C411 009E016 001F194 002F341 003D135 003F294 004B258 004G141 005C412 009E018 001F195 002F344 003D136 003F297 004B259 004G142 005C413 009E019 001F196 002F345 003D137 003F311 004B260 004G143 005C414 009E020 001F197 002F348 003D139 003F313 004B261 004G152 005C415 009E021 001F198 002F349 003D142 003F315 004B262 004G153 005C416 009E022 001F199 002F350 003D143 003F317 004B263 004G154 005C417 009E023 001F200 002F351 003D144 003F320 004B264 004G156 005C418 009E024 001F201 002F352 003D145 003G001 004B265 004G159 005C419 009E025 001F202 002F354 003D146 003G002 004B266 004G165 005C420 009E026 001F203 002F355 003D147 003G003 004B267 004G171 005C421 009E027 001F204 002F356 003D148 003G004 004B268 004G172 005C422 009E028 001F215 002F358 003D151 003G005 004B269 004G174 005C423 009E029 001F216 002F359 003D152 003G006 004B270 004G175 005C424 009E030 001F217 002F360 003D153 003G007 004B271 004G176 005C425 009E031 001F218 002F361 003D154 003G008 004B272 004G177 005C426 009E032 001F219 002F362 003D155 003G009 004B273 004G178 005C427 009E033 001F220 002F363 003D156 003G010 004B274 004G179 005C428 009E034 001F221 002F366 003D157 003G011 004B275 004G180 005C429 009E035 001F222 002F367 003D160 003G012 004B277 004G181 005C430 009E036 001F223 002F369 003D161 003G013 004B282 004G189 005C431 009E037 001F224 002F370 003D162 003G014 004B283 004G190 005C432 009E038 001F225 002F372 003D163 003G015 004B284 004G192 005C433 009E039 001F226 002F373 003D164 003G016 004B286 004G198 005D035 009E040 001F227 002F376 003D165 003G017 004B289 004G199 005D036 009E041 001F228 002F380 003D166 003G020 004B290 004G200 005D037 009E042 001F229 002F383 003D167 003G021 004B291 004G201 005D038 009E043 001F230 002F384 003D168 003G022 004B292 004G202 005D039 009E044 001F231 002F385 003D169 003G023 004B293 004G203 005D040 009E046 001F232 002F389 003D170 003G024 004B294 004G204 005D041 009E047 001F233 002G001 003D171 003G025 004B295 004G206 005D042 009E048 001F234 002G002 003D172 003G026 004B296 004G207 005D043 009E050 001F235 002G003 003D173 003G027 004B297 004G208 005D044 009E051 001F236 002G004 003D174 003G028 004B298 004G209 005D045 009E052 001F237 002G005 003D175 003G029 004B299 004G210 005D046 009E053 001F238 002G006 003D176 003G030 004B300 004G212 005D047 009E054 001F239 002G007 003D177 003G031 004B301 004G213 005D048 009E055 001F240 002G008 003D178 003G035 004B302 004G214 005D049 009E056 001F241 002G009 003D183 003G036 004B303 004G215 005D050 009E057

81 12-18-2019 411

LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 001F242 002G010 003D184 003G037 004B304 004G216 005D051 009E062 001F243 002G011 003D185 003G038 004B305 004G217 005D052 009E066 001F244 002G012 003D186 003G039 004B306 004G218 005D053 009E067 001F245 002G013 003D187 003G040 004B307 004G219 005D054 009E069 001F246 002G014 003D188 003G041 004B308 004G220 005D055 009E074 001F247 002G015 003D189 003G042 004B309 004G221 005D056 009E077 001F248 002G016 003D190 003G043 004B310 004G222 005D057 009E087 001F249 002G017 003D191 003G044 004B311 004G223 005D058 009E088 001F250 002G018 003D193 003G045 004B312 004G224 005D059 009E090 001F257 002G019 003D199 003G048 004B313 004G225 005D060 009E091 001F258 002G020 003D200 003G050 004B314 004G226 005D061 009E092 001F259 002G083 003D201 003G051 004B315 004G227 005D062 009E094 001F265 002G084 003D202 003G052 004B316 004G228 005D106 009E095 001F282 002G085 003D205 003G053 004B317 004G229 005D144 009E096 001F283 002G086 003D206 003G127 004B318 004G230 005D145 009E097 001F284 002G087 003D207 003G136 004B319 004G231 005D146 009E098 001F285 002G088 003D208 003G137 004B320 004G232 005D147 009E100 001F286 002G089 003D217 003G138 004B321 004G234 005D148 009E101 001F287 002G090 003D218 003G139 004B322 004G235 005D174 009E103 001F288 002G091 003D219 003G140 004B323 004G236 005D175 009E104 001F289 002G092 003D220 003G141 004B324 004G243 005D176 009E110 001F290 002G093 003D221 003G142 004B325 004G244 005D177 009E114 001F291 002G094 003D223 003G143 004B326 004G245 005D178 009E116 001F295 002G095 003D224 003G144 004B327 004G246 005D180 009E117 001F310 002G096 003D225 003G145 004B328 004G247 005D181 009E120 001F311 002G097 003D226 003G154 004B329 004G249 005D183 009E121 001F331 002G098 003D231 003G155 004B330 004G250 005D184 009E123 001F367 002G099 003D232 003G156 004B331 004G251 005D185 009E125 001F369 002G100 003D233 003G157 004B332 004G252 005D190 009E136 001G096 002G101 003D234 003G158 004B333 004G253 005D191 009E138 001G117 002G102 003D235 003G159 004B334 004G254 005D197 009E139 001G119 002G103 003D236 003G160 004B335 004G255 005D199 009E140 001G120 002G104 003D237 003G161 004B336 004G256 005D200 009E141 001G121 002G119 003D238 003G162 004B337 004G257 005D205 009E142 001G122 002G120 003D239 003G163 004B338 004G258 005D206 009E143 001G123 002G121 003D240 003G164 004B339 004G259 005D207 009E144 001G124 002G122 003D241 003G165 004B340 004G260 005D208 009E151 001G125 002G123 003D242 003G166 004B341 004G261 005D231 009E161 001G144 002G124 003D243 003G167 004B342 004G267 005D232 009E163 001G145 002G125 003D244 003G168 004B343 004G268 005D236 009E168 001G146 002G127 003D245 003G169 004B344 004G324 005D237 009E191 001G147 002G128 003D246 003G171 004B345 004G325 005D274 009E194 001G148 002G129 003D247 003G172 004B346 004G326 005E016 009E196 001G149 002G130 003D248 003G173 004B347 004G327 005E017 009E197 001G150 002G131 003D249 003G174 004B348 004G328 005E018 009E213 001G151 002G132 003D250 003G175 004B349 004G329 005E019 009E214 001G154 002G133 003D251 003G176 004B350 004G330 005E020 009E237 001G155 002G134 003D252 003G177 004B351 004G331 005E021 009E251 001G156 002G135 003D253 003G178 004B352 004G332 005E022 009E264 001G157 002G136 003D254 003G179 004B353 004G333 005E023 009E265 001G188 002G137 003D255 003G180 004B354 004G335 005E024 009E266 001G189 002G138 003D256 003G181 004B355 004G336 005E025 009F030 001G190 002G139 003D257 003G182 004B356 004G337 005E026 009F031 001G191 002G140 003D258 003G183 004B357 004G338 005E027 009F032

82 12-18-2019 412

LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 001G192 002G141 003D259 003G184 004B358 004G339 005E028 009F033 001G193 002G142 003D260 003G185 004B359 004G340 005E029 009F034 001G194 002G143 003D261 003G186 004B360 004G349 005E030 009F035 001G195 002G185 003D262 003G187 004B361 004G350 005E031 009F036 001G196 002G186 003D263 003G188 004B362 004H001 005E032 009F037 001G197 002G187 003D264 003G189 004B363 004H003 005E033 009F038 001G198 002G188 003D265 003G198 004B364 004H004 005E034 009F039 001G201 002G189 003D266 003G199 004B365 004H005 005E035 009F040 001G202 002G190 003D276 003G200 004B366 004H007 005E036 009F041 001G203 002G191 003D279 003G201 004B367 004H008 005E037 009F042 001G204 002G192 003D280 003G202 004B368 004H009 005E038 009F043 001G205 002G193 003D281 003G203 004B369 004H010 005E039 009F058 001G241 002G194 003D282 003G204 004B370 004H011 005E040 010A167 001G242 002G195 003D283 003G205 004B371 004H012 005E041 010A169 001G243 002G196 003D284 003G236 004B372 004H013 005E042 010A170 001G244 002G199 003D285 003G237 004B373 004H014 005E043 010A171 001G245 002G200 003D286 003G238 004B374 004H015 005E044 010A172 001G246 002G201 003D287 003G239 004B375 004H016 005E045 010A173 001G247 002G202 003D288 003G240 004B376 004H017 005E046 010A174 001G248 002G203 003D289 003G241 004B377 004H019 005E047 010A175 001G249 002G204 003D290 003G242 004B378 004H020 005E048 010F168 001G250 002G205 003D291 003G243 004B379 004H021 005E170 010F169 001G251 002G206 003D292 003G244 004B380 004H022 005E180 010F170 001G252 002G207 003D293 003G245 004B381 004H023 005E183 010F171 001G253 002G208 003D294 003G246 004B382 004H028 005E191 010F172 001G254 002G209 003D295 003G247 004B383 004H031 005E205 010F173 001G255 002G233 003D296 003G248 004B384 004H032 005E206 010F174 001G256 002G234 003D297 003G249 004B385 004H033 005E207 010F175 001G257 002G235 003D298 003G264 004B386 004H038 005E211 010F176 001G258 002G236 003D299 003G265 004B387 004H039 005E221 010F177 001G267 002G245 003D300 003G266 004B388 004H040 005E223 010F178 001G268 002G246 003D301 003G267 004B389 004H044 005E224 010F179 001G269 002G247 003D302 003G268 004B390 004H045 005G107 010F180 001G270 002G248 003D303 003G269 004B391 004H046 005G136 010F181 001G272 002G249 003D304 003G270 004B392 004H049 005G187 010F182 001G273 002G250 003D305 003G271 004B393 004H050 005G188 010F184 001G274 002G251 003D306 003G272 004B394 004H051 005H001 010F185 001G275 002G252 003D307 003G273 004B395 004H053 005H002 010F186 001G282 002G253 003D308 003G274 004B396 004H054 005H003 010F187 001G283 002G254 003D309 003G275 004B397 004H055 005H004 010F190 001G286 002G255 003D311 003G276 004B398 004H056 005H005 010F192 001G295 002G256 003D312 003G277 004B399 004H057 005H006 010F193 001G296 002G257 003D313 003G278 004B400 004H058 005H007 010F194 001G297 002G258 003D314 003G279 004B401 004H059 005H008 010F195 001G298 002G259 003D315 003G280 004B402 004H061 005H009 010F196 001G300 002G260 003D316 003G291 004B403 004H064 005H010 010F197 001G301 002G261 003D317 003G292 004B404 004H066 005H011 010F198 001G308 002G272 003D318 003G293 004B405 004H067 005H012 010F199 001X088 002G302 003D322 003G301 004B406 004H068 005H013 010F200 001X089 002G303 003D323 003G302 004B407 004H069 005H014 010F203 001X090 002G307 003D324 003G303 004B408 004H070 005H015 010F211 001X091 002G308 003D325 003G304 004B409 004H071 005H016 010F212 001X092 002G309 003D326 003G305 004B410 004H072 005H017 010F228 001X093 002G310 003D327 003G306 004B411 004G114 005H018 010F231

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LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 LDR4 001X094 002G312 003D328 003G307 004B412 004G115 005H019 010F238 002B001 002G320 003D329 003G308 004B414 004G116 005H022 010F239 002B008 002G321 003D330 003G309 004B415 004G117 005H023 010F240 002B009 002G322 003D333 003G310 004B416 004G118 005H024 010F300 002B010 002G323 003D334 003G311 004B417 005H025 010F303 002B011 002G324 003D335 003G312 004B418 005H026 005H294 002G325 003D336 003G313 004B419 005H027 003D337 003G314 004B420 005H028 003G315 004B421 005H029

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LDR4

BEGINNING at a point along Franklin Avenue 213.4 feet southwest of the intersection with W Montgomery Avenue; then southwesterly along Franklin Avenue 384.6 feet to a point; then northwesterly 144.4 feet to a point; then northeasterly 416.8 feet to a point; then southeasterly 219.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Old Lancaster Road and Pennsylvania Avenue; then southeasterly along Old Lancaster Rd 588.8 feet to a point at the intersection of County Line Road; then southwesterly along County Line Road 1,232.5 feet to a point at the intersection of W Old Railroad Avenue; then northwesterly along W Old Railroad Avenue 646.6 feet to a point at the intersection of S Bryn Mawr Avenue, then northeasterly along S Bryn Mawr Avenue 272.6 feet to a point at the intersection of Pennsylvania Avenue; then southeasterly and northeasterly along Pennsylvania Avenue 1,275.2 feet to the first mentioned point of beginning.

BEGINNING at a point along Old Lancaster Road, 164 feet southwest of the intersection of Lancaster Avenue; then southwesterly along Old Lancaster Road 352.9 feet to a point; then northwesterly 191.7 feet to a point; then northeasterly 71.7 feet to a point; then southeasterly 64.5 feet to a point; then northeasterly 107.7 feet to a point; then easterly 229.7 feet to a point; then southeasterly 92.1 feet to the first mentioned point of beginning.

BEGINNING at the intersection of San Marino Avenue and Pennswood Road; then northeasterly along Pennswood Road 169.2 feet to a point along the railroad right of way; then northwesterly along railroad right of way 882.1 feet to a point; then southwesterly 252.1 feet to a point; then southeasterly 161.4 feet to a point along Lee Avenue; then southwesterly along Lee Avenue 47.5 feet to a point; then southeasterly 70 feet to a point; then northeasterly 157.6 feet to a point along San Marino Avenue; then southeasterly along San Marino Avenue 668.1 feet to the first mentioned point of beginning.

BEGINNING at intersection of W Montgomery Avenue and Booth Lane; then northwesterly along W Montgomery Avenue 515.5 feet to a point at the intersection of New Gulph Road and Rose Lane; then northwesterly along New Gulph Road 811.5 feet to a point; then southwesterly 132.6 feet to a point; then northwesterly 146 feet to a point; then northeasterly 72.5 feet to a point; then northwesterly 401.8 feet to a point along Pennswood Road; then southwesterly along Pennswood Road 377.1 feet to a point at the intersection W Montgomery Avenue; then southeasterly along W Montgomery Avenue 146.8 feet to a point; then southwesterly 137.8 feet to a point; then southeasterly 13 feet to a point; then southwesterly 70 feet to a point; then southeasterly 71 feet to a point; then northeasterly 36 feet to a point; then southeasterly 9 feet to a point; then southwesterly 77.6 feet to a point; then southeasterly 24 feet to a point; then southwesterly 115 feet to a point along the Railroad right of way; then southeasterly along Railroad right of way 1,843.3 feet to a point along Booth Lane; then northeasterly along Booth Lane 63.9 feet to a point; then continuing northeasterly 207.7 feet to a point; then northwesterly 146.2 feet to a point along Booth Lane; then northeasterly along Booth Lane 133 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Buck Lane and Old Buck Road; then northeasterly along Buck Lane 386.4 feet to a point; then northwesterly 124.8 feet to a point; then southwesterly 25.5 feet to a point; then northwesterly 96.4 feet to a point along Tenmore Road; then southwesterly along Tenmore Road 157 feet to a point; then southeasterly 93 feet to a point; then southwesterly

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110.3 feet to a point; then northwesterly 91.2 feet to a point along Tenmore Road; then southwesterly 71.9 feet to a point at the intersection of Old Buck Road; then southeasterly along Old Buck Rd 220 feet to the first mentioned point of beginning.

BEGINNING at a point along Old Buck Road, 89 feet northwest of the intersection of Tenmore Road and Old Buck Road; then northwesterly along Old Buck Road 110.5 feet to a point; then northeasterly 193.1 feet to a point; then southeasterly 57.3 feet to a point; then northeasterly 10.8 feet to a point; then southeasterly 53 feet to a point; then southwesterly 204.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Conshohocken State Road and Black Rock Road; then northwesterly along Conshohocken State Road 675.4 feet to a point at the intersection of Righters Mill Road; then southwesterly along Righters Mill Road 204.4 feet to a point; then northwesterly 156.3 feet to a point; then southwesterly 347.6 feet to a point; then southeasterly 841.9 feet to a point along Black Rock Road; then southwesterly along Black Rock Road 655.4 feet to a point; then southeasterly 283.6 feet to a point; then northeasterly 358.5 feet to a point; then northwesterly 81.4 feet to a point; then northeasterly 363.9 feet to a point along Righters Mill Road; then northwesterly along Righters Mill Road 162.8 feet to a point at the intersection of Black Rock Road; then northeasterly along Black Rock Road 205.7 feet to a point; then southeasterly 104.5 feet to a point; then southeasterly 108.5 feet to a point; then northeasterly 32 feet to a point; then northwesterly 204.5 feet to a point along Black Rock Road; then northeasterly along Black Rock Road 247 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Conshohocken State Road and Youngs Ford Road; then northeasterly along Youngs Ford Road 419.5 feet to a point; then southeasterly 283.1 feet to a point; then southwesterly 223.8 feet to a point; then southwesterly 19.3 feet to a point; then southeasterly 25.1 feet to a point; then southwesterly 153.8 feet to a point along Conshohocken State Road; then northwesterly along Conshohocken State Road 120.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Youngs Ford Road and Hickory Lane; then along Youngs Ford Road southwesterly 112.5 feet to a point; then southeasterly 133.9 feet to a point; then northeasterly 500.3 feet to a point; then northwesterly 252.3 feet to a point along Youngs Ford Road; then northeasterly along Youngs Ford Road 36.7 feet to a point; then northwesterly 113 feet to a point; then southwesterly 117.9 feet to a point; then westerly 46.4 feet to a point along Youngs Ford Place; then southwesterly along Youngs Ford Place 99.8 feet to a point; then continuing along Youngs Ford Place southeasterly 104.5 feet to a point at the intersection with Youngs Ford Road; then southwesterly along Youngs Ford Road 48.2 feet to a point; then northwesterly 99.5 feet to a point; then southwesterly 85.9 feet to a point along Hickory Lane; then southeasterly along Hickory Lane 102.2 feet to the first mentioned point of beginning.

BEGINNING at a point along River Road 241.5 feet northwest of the intersection of Waverly Road and River Road; then northeasterly 232.5 feet to a point along the Schuylkill River; thence, continuing southeasterly along the Schuylkill River edge 3,387.2 feet to a point; thence, continuing southwesterly 38 feet to a point along River Road ; thence, continuing northwesterly along River Road 3,371.9 feet to the first mentioned point of beginning

BEGINNING at the intersection of Conshohocken State Road and Winters Lane; then northeasterly along Winters Lane 287.8 feet to a point; then continuing along Winters Lane

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northwesterly 113.8 feet to a point; then northeasterly 695.6 feet to a point; then southeasterly 644.3 feet to a point; then southwesterly 981.8 feet to a point along Conshohocken State Road; then southeasterly along Conshohocken State Road 523.5 feet to a point; then southwesterly 530.6 feet to a point along Righters Mill Road; then northwesterly along Righters Mill Road 178.6 feet to a point; then northeasterly 315.5 feet to a point; then northwesterly 113.3 feet to a point along Barr Lane; then southwesterly along Barr Lane 334.3 feet to a point along Righters Mill Road; then southeasterly along Righter Mill Road 143.7 feet to a point; then southwesterly 344.4 feet to a point; then southwesterly 103.6 feet to a point; then northeasterly 338.5 feet to a point; then northeasterly 194.7 feet to a point; then northwesterly 62.4 feet to a point; then northeasterly 59.1 feet to a point; then southeasterly 19.2 feet to a point; then southeasterly 10.8 feet to a point; then northeasterly 21.1 feet to a point; then northeasterly 10.8 feet to a point; then northwesterly 120.9 feet to a point; then northeasterly 6.3 feet to a point; then northwesterly 266 feet to a point; then northeasterly 162.5 feet to a point along Righters Mill Road; then northwesterly along Righters Mill Road 107.1 feet to a point; then northeasterly 151.8 feet to a point; then southeasterly 77.7 feet to a point; then northeasterly 309.1 feet to a point along Conshohocken State Road; then northwesterly along Conshohocken State Road 70.7 feet to the first mentioned point of beginning.

BEGINNING at the intersection of E Montgomery Avenue and Owen Road; then northwesterly along Owen Road 842.5 feet to a point at the intersection of Wister Road; then northeasterly along Wister Road 278.9 feet to a point; then northeasterly 175 feet to a point; then southeasterly 297.4 feet to a point; then southeasterly 179.9 feet to a point; then southwesterly 2.5 feet to a point; then southeasterly 60 feet to a point; then northeasterly 2.5 feet to a point; then southeasterly 153.5 feet to a point; then southwesterly 25.1 feet to a point; then southeasterly 209.6 feet to a point along E Montgomery Avenue; then southwesterly along E Montgomery Avenue 714.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Manor Road and McClenaghan Mill Road; then southeasterly along McClenaghan Mill Road 935.2 feet to a point at the intersection of Montgomery Avenue; then westerly and southwesterly along E Montgomery Avenue 1,125.3 feet to a point at the intersection with Hansell Road; then northwesterly along Hansell Road 215 feet to a point; then westerly 20 feet to a point; then northwesterly 195.3 feet to a point; then northeasterly 85.2 feet to a point; then northeasterly 56 feet to a point; then northeasterly 70.2 feet to a point; then northeasterly 479.3 feet to a point; then northwesterly 175 feet to a point along Manor Road; then northeasterly along Manor Road 405.1 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Manayunk Road, Meeting Housing Lane, and Levering Mill Road; then northwesterly along Manayunk Road 1,383.1 feet to a point; then northeasterly 616.8 feet to a point along Bryn Mawr Avenue; then northwesterly along Bryn Mawr Avenue 473.5 feet to a point; then southwesterly 467.9 feet to a point; then southeasterly 44.9 feet to a point; then southwesterly 223.8 feet to a point along Manayunk Road; then northwesterly along Manayunk Road 18.3 feet to a point; then southwesterly 179.1 feet to a point; then southwesterly 2,825.7 feet to a point; then southeasterly 150.5 feet to a point along Brookhurst Avenue; then southwesterly along Brookhurst Avenue 107.7 feet to a point; then southeasterly 95.9 feet to a point; then southwesterly 35.8 feet to a point; then southwesterly 25.5 feet to a point; then northwesterly 2 feet to a point; then southwesterly 55.8 feet to a point; then southwesterly 88.6 feet to a point; then southerly 86.3 feet to a point along Cleveland Avenue; then northwesterly along Cleveland Avenue 47 feet to a point; then southwesterly 290 feet to a point along Schiller Avenue; then southeasterly along Schiller Avenue 37.9 feet to a point; then southwesterly 140.9

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feet to a point; then northwesterly 155.2 feet to a point; then southwesterly 97.7 feet to a point; then southeasterly 88.6 feet to a point; then southwesterly 196.3 feet to a point; then southeasterly 185.1 feet to a point along S Woodbine Avenue; then northeasterly along S Woodbine Avenue 27.1 feet to a point; then southeasterly 123.3 feet to a point; then northeasterly 50 feet to a point; then southeasterly 150 feet to a point; then northeasterly 152 feet to a point along Willow Way; then southeasterly along Willow Way 172.6 feet to a point at the intersection with Maplewood Avenue; then northeasterly along Maplewood Avenue 11.2 feet to a point; then southeasterly 120 feet to a point; then northeasterly 88.2 feet to a point; then southeasterly 360.1 feet to a point along Meeting House Lane; then northeasterly and then southeasterly along Meeting House Lane 3,492.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Belmont Avenue and Overhill Rd; then southwesterly along Overhill Road 474.2 feet to a point at the intersection of Dartmouth Road; then northwesterly and then southwesterly along Dartmouth Road 1,404.5 feet to a point at the intersection of Oxford Road; then southeasterly along Oxford Road 484.2 feet to a point at the intersection of Overhill Road; then southwesterly along Overhill Road 680.1 feet to a point at the intersection of Conshohocken State Road; then southeasterly along Conshohocken State Road 590.5 feet to a point; then southwesterly 184.6 feet to a point; then southeasterly 15.5 feet to a point; then southwesterly 170.7 feet to a point along Ott Road; then southeasterly along Ott Road 10 feet to a point; then southwesterly 213 feet to a point; then northwesterly 91.5 feet to a point; then northwesterly 58.6 feet to a point; then northwesterly 25 feet to a point; then southwesterly 98.3 feet to a point; then southeasterly 213.2 feet to a point; then southwesterly 129.4 feet to a point along Cynwyd Circle; then southeasterly along Cynwyd Circle 10.8 feet to a point; then southwesterly 129.4 feet to a point; then northwesterly 202.7 feet to a point; then southwesterly 513.1 feet to a point along Bryn Mawr Avenue; then northwesterly along Bryn Mawr Avenue 888.1 feet to a point at the intersection of W Amherst Road; then northeasterly along W Amherst Road 358.2 feet to a point; then northwesterly 136 feet to a point; then northeasterly 92.6 feet to a point; then northwesterly 456.3 feet to a point along W Rock Hill Road; then along W Rock Hill Road northeasterly 559.9 feet to a point at the intersection of Conshohocken State Road; then northwesterly along Conshohocken State Road 107 feet to a point; then northeasterly 139.9 feet to a point; then southeasterly 145 feet to a point; then northeasterly 136.7 feet to a point along Kenmare Road; then southeasterly along Kenmare Road 28.6 feet to a point; then northeasterly 209.3 feet to a point along Stradone Road; then northwesterly along Stradone Road 4.7 feet to a point; then northeasterly 102.9 feet to a point; then northwesterly 148.2 feet to a point; then northwesterly 140.9 feet to a point; then northwesterly 141.1 feet to a point; then northwesterly 81.2 feet to a point along Cornell Road; then northeasterly along Cornell Road 12.2 feet to a point; then northwesterly 38.7 feet to a point; then northwesterly 107.8 feet to a point; then northeasterly 105.2 feet to a point; then southeasterly 81.3 feet to a point; then northeasterly 250.4 feet to a point; then southeasterly 14.5 feet to a point; then northeasterly 144.6 feet to a point; then southeasterly 107.5 feet to a point along Cornell Road; then northeasterly along Cornell Road 623.5 feet to a point; then northwesterly 125 feet to a point; the northeasterly 169.2 feet to a point; then northeasterly 130.4 feet to a point; then southeasterly 218.6 feet to a point; then southeasterly 142.3 feet to a point; then northeasterly 436.6 feet to a point; then southeasterly 10.9 feet to a point; then northeasterly 135.9 feet to a point along Belmont Avenue; then southeasterly along Belmont Avenue 1,219.1 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Mary Waters Ford Road and Ashland Avenue; then southwesterly along Mary Waters Ford Road 577 feet to a point; then northwesterly 192 feet to a

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point; then southwesterly 484 feet to a point; then southwesterly 74.8 feet to a point; then southwesterly 97 feet to a point; then southeasterly 155 feet to a point along Mary Waters Ford Road; then southwesterly along Mary Waters Ford Road 26.3 feet to a point; then southeasterly 716.3 feet to a point; then northeasterly 194.6 feet to a point; then southeasterly 165 feet to a point; then southeasterly 184 feet to a point; then northeasterly 162.1 feet to a point; then northeasterly 26.1 feet to a point; then northwesterly 56 feet to a point; then northeasterly 66.9 feet to a point; then northeasterly 52.8 feet to a point; then northeasterly 114 feet to a point; then northeasterly 128.7 feet to a point; then northeasterly 97 feet to a point; then northeasterly 86.3 feet to a point; then northeasterly 161.7 feet to a point; then northwesterly 502.1 feet to a point; then northeasterly 143.3 feet to a point along Madison Avenue; then northwesterly along Madison Avenue 408 feet to a point; then northeasterly 220 feet to a point along School Street; then northeasterly along School Street 238.4 feet to a point; then southeasterly 396.4 feet to a point; then northeasterly 533.2 feet to a point; then southeasterly 382.3 feet to a point; then northeasterly 599.5 feet to a point; then northwesterly 110 feet to a point along Maple Avenue; then southwesterly along Maple Avenue 25 feet to a point; then northwesterly 227.5 feet to a point; then northeasterly 25.8 feet to a point; then northwesterly 15.5 feet to a point; then northeasterly 31.1 feet to a point; then northwesterly 154.5 feet to a point along Pencoyd Avenue; then northeasterly along Pencoyd Avenue 75 feet to a point; then southeasterly 154.5 feet to a point; then northeasterly 197.5 feet to a point; then northeasterly 81.2 feet to a point along Penn Avenue; then northeasterly across the right of way of Penn Avenue 45 feet to a point; then northeasterly 30 feet to a point along Jefferson Street; then northwesterly along Jefferson Street 408.7 feet to a point; then northeasterly 88.2 feet to a point; then northwesterly 167.6 feet to a point; then southwesterly 71.2 feet to a point; then southwesterly 157.3 feet to a point along Ashland Avenue; then southwesterly along Ashland Avenue 2,141.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Mary Waters Ford Road and Ashland Avenue; then northeasterly along Ashland Avenue 506.7 feet to a point; then northwesterly 225 feet to a point; then northeasterly 100 feet to a point; then southeasterly 225 feet to a point along Ashland Avenue; then northeasterly along Ashland Avenue 1,081.4 feet to a point along Price Street; then northeasterly along Price Street 119.5 feet to a point; then southeasterly 95.8 feet to a point; then northeasterly 11.5 feet to a point; then northwesterly 23.5 feet to a point; then northeasterly 112.8 feet to a point; then southeasterly 236.5 feet to a point along Ashland Avenue; then northeasterly along Ashland Avenue 149.7 feet to a point at the intersection of Jefferson Street; then northwesterly along Jefferson Street 105.1 feet to a point; then northeasterly 62.4 feet to a point; then northwesterly 157.6 feet to a point; then northeasterly 17 feet to a point along the Railroad Right of Way; then northwesterly along Railroad right of Way 1,230 feet to a point along Jones Street; then southwesterly along Jones Street 689 feet to a point along Highland Avenue; then southeasterly along Highland Avenue 10 feet to a point; then southwesterly 55 feet to a point; southeasterly 230 feet to a point along Jefferson Street; then northeasterly along Jefferson Street 35 feet to a point; then southeasterly along the edge of Highland Avenue 100 feet to a point; then northeasterly 65 feet to a point; then southeasterly 50 feet to a point; then northeasterly 25 feet to a point; then northwesterly 170 feet to a point along Jefferson Street; then along Jefferson Street southwesterly 70 feet to a point at the intersection with Highland Avenue; then along Highland Avenue northwesterly 220 feet to a point; then northeasterly along Jones Street 689 feet to a point along the Railroad Right of Way; then northwesterly along the railroad right of way 1,318.7 feet to a point; ; then southwesterly 171.1 feet to a point along Mary Waters Ford Road; then southerly and southwesterly along Mary Waters Ford Road 1,115.4 feet to a point; then westerly 127 feet to a point; then southwesterly 185.8 feet to a point along N Woodbine Avenue;

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then northeasterly along N Woodbine Avenue 32.2 feet to a point; then southeasterly 480.1 feet to a point along Mary Waters Ford Road; then southeasterly along Mary Waters Ford Road 63.4 feet to a point; then southwesterly 262.5 feet to a point; then southeasterly 101.2 feet to a point; then southwesterly 69.1 feet to a point; then southeasterly 201.9 feet to the first mentioned point of beginning.

BEGINNING at a point along the Railroad right of way 295 feet northwest of the Belmont Avenue entrance to the Schuylkill Expressway; then northwesterly along railroad right of way 585.8 feet to a point; then northeasterly 186 feet to a point along the Schuylkill River; then southeasterly along the Schuylkill River 615.2 feet to a point; then southwesterly 364.6 feet to the first mentioned point of beginning.

BEGINNING at a point along the Railroad right of way 368 feet northeast of the intersection (bend) of Flat Rock Road and Mary Waters Ford Road; then southeasterly along Railroad right of way 2,169.5 feet to a point; then northeasterly 150 feet to a point along the Schuylkill River; then northwesterly along Schuylkill River 2,243 feet to a point; then southwesterly 204.8 feet to the first mentioned point of beginning.

BEGINNING at point along Levering Mill Road 199.5 feet southwest of the intersection of Levering Mill Road and Belmont Avenue; then southwesterly along Levering Mill Road 1,700 feet to a point; then southeasterly 203.8 feet to a point; then northeasterly 44 feet to a point; then northeasterly 209.4 feet to a point; then southerly 482.7 feet to a point; then northeasterly 5.8 feet to a point; then southeasterly 754.1 feet to a point; then northeasterly 146.6 feet to a point; then northerly 301.8 feet to a point; then northeasterly 308 feet to a point; then northeasterly 82.7 feet to a point; then northeasterly 163.8 feet to a point; then northeasterly 113.4 feet to a point; then northeasterly 379.9 feet to a point; the northeasterly 68.1 feet to a point; then northeasterly 340 feet to a point; then northeasterly 103.8 feet to a point; then northwesterly 307.1 feet to the first mentioned point of beginning.

BEGINNING at a point along Trevor Lane 154.6 feet northwest of the intersection of Llandrillo Road and Trevor Lane; then northwesterly along Trevor Lane 141.8 feet to a point; then northwesterly the arc distance of 177.1 feet to a point; then northwesterly 207.9 feet to a point; then southwesterly 176.4 feet to a point; then southwesterly 150 feet to a point; then southwesterly 319.3 feet to a point; then southeasterly 29.1 feet to a point; then southwesterly 32.3 feet to a point; then southwesterly 184.9 feet to a point; then southwesterly 141.2 feet to a point; then southwesterly 332.2 feet to a point; then easterly 223.1 feet to a point along Trevor Lane; then southerly along Trevor Lane 240 feet to a point; then easterly 117.6 feet to a point; then northeasterly 88.4 feet to a point; then southeasterly 9 feet to a point; then northeasterly 76 feet to a point; then northwesterly 8.3 feet to a point; then northeasterly 203.4 feet to a point; then northerly 290.8 feet to a point; then northeasterly 201.7 feet to a point; then northeasterly 104.6 feet to a point; then southeasterly 111.2 feet to a point; then northeasterly 201.9 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Conshohocken State Road and E Newfield Way; then northwesterly along Conshohocken State Road 678.5 feet to a point at the intersection of Montgomery Avenue, Llandrillo Road and Colwyn Road; then along Llandrillo Road northwesterly and northeasterly 783.5 feet to a point; then southwesterly 254.2 feet to a point; then southerly 77.2 feet to a point; then northeasterly 16.8 feet to a point; then southerly and southeasterly 453.5 feet to a point; then southeasterly 126.5 feet to a point; then southeasterly

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175.1 feet to a point ; then southeasterly 132.6 feet to a point; then southeasterly 318.5 feet to a point; then southwesterly 57.1 feet to a point; then southwesterly 167.2 feet to a point; then southeasterly 29 feet to a point; then southeasterly 82.2 feet to a point; then northeasterly 283.1 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Levering Mill Road and Manayunk Road and Meeting House Lane; then southwesterly along Levering Mill Road 853.4 feet to a point at the intersection of Bowman Avenue; then westerly along Bowman Avenue 127.7 feet to a point; then southwesterly 221.5 feet to a point; then westerly 80 feet to a point; then southeasterly 74.9 feet to a point; then southwesterly 75.9 feet to a point; then easterly 202.5 feet to a point along Levering Mill Road; then southeasterly along Levering Mill Road 429.7 feet to a point at the intersection of Bala Avenue; then northeasterly along Bala Avenue 318.5 feet to a point at the intersection of Tregaron Road; then northwesterly along Tregaron Road 150.6 feet to a point; then southwesterly 105 feet to a point; then northwesterly 211.7 feet to a point; then northeasterly 5 feet to a point; then northwesterly 32 feet to a point; then northeasterly 100 feet to a point along Tregaron Road; then southeasterly along Tregaron Road 32 feet to a point; then northeasterly 140 feet to a point; then southeasterly 215.8 feet to a point; then southwesterly 139.1 feet to a point along Tregaron Road; then southeasterly along Tregaron Road 150.6 feet to a point at the intersection of Bala Avenue; then southwesterly along Bala Avenue 115.6 feet to a point; then southeasterly 160 feet to a point; then northeasterly 78 feet to a point; then southeasterly 162.3 feet to a point along Bentley Avenue; then southwesterly along Bentley Avenue 150 feet to a point; then southeasterly 154.8 feet to a point; then northeasterly 249.2 feet to a point along Tregaron Road; then northerly along Tregaron Road 173 feet to a point at the intersection of Bentley Avenue; then northeasterly along Bentley Avenue 165.5 feet to a point; then southwesterly 152.8 feet to a point; then northwesterly 20.3 feet to a point; then southeasterly 110 feet to a point; then easterly 281.6 feet to a point; then northwesterly 395 feet to a point; then easterly 150 feet to a point along Pembroke Road; then southeasterly along Pembroke Road 22.3 feet to a point; then northeasterly 232.5 feet to a point; then northwesterly 10 feet to a point; then northeasterly 150 feet to a point along Kent Road; then southeasterly along Kent Road 3.6 feet to a point; then northeasterly 150 feet to a point; then southeasterly 556 feet to a point; then southeasterly 20.3 feet to a point; then southeasterly 60 feet to a point; then northeasterly 160 feet to a point along Bryn Mawr Avenue; then northwesterly along Bryn Mawr Avenue 997.7 feet to a point at the intersection of Bala Avenue; then southwesterly along Bala Avenue 90.4 feet to a point at the intersection of Bryn Mawr Avenue; then northwesterly along Bryn Mawr Avenue 568 feet to a point at the intersection of Lodges Lane; then southwesterly along Lodges Lane 206.3 feet to a point; then northwesterly 93.4 feet to a point; then northwesterly 21.5 feet to a point; then northwesterly 33.2 feet to a point; then northwesterly 711.3 feet to a point; then northwesterly 163.8 feet to a point along Levering Mill Road; then southwesterly along Levering Mill Road 250.1 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Sycamore Avenue and Old Lancaster Rd; then southwesterly along Sycamore Avenue 272.5 feet to a point; then southeasterly 162.6 feet to a point; then northeasterly 104.4 feet to a point; then easterly 23 feet to a point; then southeasterly 160.4 feet to a point; then southwesterly 14 feet to a point; then southeasterly 77.9 feet to a point; then southeasterly 327.1 feet to a point along Melrose Avenue; then northeasterly along Melrose Avenue 155.6 feet to a point at the intersection of Old Lancaster Rd; then southeasterly along Old Lancaster Rd 469.6 feet to a point at the intersection of N Highland Avenue; then northeasterly along N Highland Avenue 478.4 feet to a point; then southeasterly 525 feet to a point along N Latchs Lane; then southwesterly along N Latchs Lane 462.8 feet to a point at the

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intersection of Old Lancaster Road; then southeasterly along Old Lancaster Rd 569.6 feet to a point at the intersection of Upland Terrace; then northeasterly along Upland Terrace 159.5 feet to a point; then southeasterly 125 feet to a point; then northeasterly 55.6 feet to a point; then southeasterly 54.3 feet to a point; then northeasterly 52.6 feet to a point; then southeasterly 154.2 feet to a point; then northeasterly 30 feet to a point; then southeasterly 170 feet to a point along Edgehill Road; then northeasterly along Edgehill Road 535 feet to a point at the intersection of Maple Avenue; then northwesterly along Maple Avenue 497.6 feet to a point at the intersection Upland Terrace; then northeasterly along Upland Terrace 28 feet to a point; then northwesterly 127 feet to a point; then southwesterly 228 feet to a point along Maple Avenue; then northwesterly along Maple Avenue 126.8 feet to a point at the intersection of Union Avenue; then northeasterly along Union Avenue 216.4 feet to a point; then northwesterly 198.1 feet to a point; then northeasterly 50 feet to a point; then northwesterly 511.4 feet to a point; then northeasterly 219.8 feet to a point along Birch Avenue; then northwesterly along Birch Avenue 9 feet to a point; then northeasterly 171.5 feet to a point; then northwesterly 152.5 feet to a point along N Highland Avenue; then northeasterly along N Highland Avenue 929.8 feet to a point at the intersection of Heather Road; then northwesterly 207.2 feet to a point; then northeasterly 14 feet to a point; then northwesterly 92 feet to a point along Hardie Way; then southwesterly along Hardie Way 231.7 feet to a point at the intersection with Cynwyd Road; then northwesterly along Cynwyd Road 75.2 feet to a point; then southwesterly 189.3 feet to a point; then southeasterly 3.7 feet to a point; then southwesterly 233 feet to a point along Bryn Mawr Avenue; then northwesterly along Bryn Mawr Avenue 144.5 feet to a point at the intersection with Summit Lane; then southwesterly along Summit Lane 341.3 feet to a point; then northwesterly 149.3 feet to a point; then southwesterly 236.7 feet to a point; then southwesterly 271.5 feet to a point; then northwesterly 92.4 feet to a point; the southwesterly 19.1 feet to a point; then northwesterly 45 feet to a point; then southwesterly 51.9 feet to a point; then westerly 28.2 feet to a point; then southwesterly 167.7 feet to a point; then northerly 22.3 feet to a point; then westerly 689 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Upland Terrace and Maple Avenue; then northeasterly along Upland Terrace 765.5 feet to a point at the intersection of Bryn Mawr Avenue; then northwesterly along Bryn Mawr Avenue 255.2 feet to a point at the intersection with Union Avenue; then southwesterly along Union Avenue 201.9 feet to a point; then northwesterly 77.3 feet to a point; then northeasterly 15.5 feet to a point; then northwesterly 67.6 feet to a point; then southwesterly 16.5 feet to a point; then northwesterly 74.3 feet to a point; then southwesterly 102.2 feet to a point; then northwesterly 142.4 feet to a point; then northeasterly 316.8 feet to a point along Bryn Mawr Avenue; then northwesterly 506.4 feet to a point at the intersection of N Highland Avenue; then northeasterly along N Highland Avenue 631.9 feet to a point at the intersection of Heather Road; then southerly and southwesterly along Heather Road 214.8 feet to a point; then southwesterly 81.1 feet to a point; then northwesterly 118.3 feet to a point; then southwesterly 97.8 feet to a point along Cynwyd Road; then northwesterly along Cynwyd Road 5 feet to a point; then southwesterly 82.4 feet to a point; then southwesterly 19.7 feet to a point; then southeasterly 331.8 feet to a point; then northeasterly 7.6 feet to a point; then southeasterly 67.6 feet to a point; then northeasterly 9 feet to a point; then southeasterly 48.6 feet to a point; then southwesterly 9 feet to a point; then southeasterly 30.7 feet to a point; then southwesterly 102.3 feet to a point; then southeasterly 90 feet to a point; then northeasterly 108.4 feet to a point along Hazel Lane; then southeasterly along Hazel Lane 133.9 feet to a point along Union Avenue; then northeasterly along Union Avenue 22 feet to a point at the intersection of Hazel Lane; then southeasterly along Hazel Lane 173.6 feet to a point; then northeasterly 124.4 feet to a point; then northwesterly 26.5 feet to a point; then northeasterly 80.1 feet to a point;

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then southeasterly 74.4 feet to a point; then northeasterly 20 feet to a point; then southeasterly 70.4 feet to a point along Aberdale Road; then southwesterly along Aberdale Road 17.5 feet to a point; then southeasterly 148.2 feet to a point; then southwesterly 227.4 feet to a point; then southeasterly 125.6 feet to a point; then southwesterly 145.4 feet to a point along Heckamore Avenue; then southeasterly and southwesterly along Heckamore Avenue 574.8 feet to a point at the intersection of Bryn Mawr Avenue; then northwesterly along Bryn Mawr Avenue 26.6 feet to a point; then southwesterly 200 feet to a point; then northwesterly 22.5 feet to a point; then southwesterly 187 feet to a point along Hampton Terrace; then southeasterly along Hampton Terrace 50 feet to a point; then southwesterly 186.8 feet to a point; then northwesterly 28 feet to a point; then southwesterly 187 feet to a point along Maple Avenue; then northwesterly along Maple Avenue 633.3 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Civic Circle and Merion Road; then northeasterly and northwesterly along Merion Road 2,273.6 feet to a point at the intersection of Bowman Avenue; then southwesterly along Bowman Avenue 407.6 feet to a point; then northwesterly 763.1 feet to a point along Rockland Avenue; then northeasterly along Rockland Avenue 92.2 feet to a point at the intersection of Oak Road; then northwesterly along Oak Road 802.5 feet to a point; then northeasterly 108.9 feet to a point; then northwesterly 64 feet to a point; then northeasterly 280.9 feet to a point; then northwesterly 92.1 feet to a point; then northerly 48.7 feet to a point; then northwesterly 59.7 feet to a point along Haverford Avenue; then southwesterly along Haverford Avenue 1,962 feet to a point; then southeasterly 149.1 feet to a point; then southwesterly 14.9 feet to a point; then southerly 162.3 feet to a point along Avon Road; then northwesterly along Avon Road 216.8 feet to a point; then southwesterly 70.9 feet to a point; then southeasterly 55.9 feet to a point; then southeasterly 89.8 feet to a point; then southeasterly 71.2 feet to a point; then southwesterly 40 feet to a point along the Railroad right of way; then southeasterly along railroad right of way 1,327.9 feet to a point along Rockland Avenue; then southwesterly along Rockland Avenue 666.9 feet to a point; then southeasterly 349.4 feet to a point; then northeasterly 312.2 feet to a point; then southeasterly 360.1 feet to a point along Bowman Avenue; then northeasterly along Bowman Avenue 541 feet to a point along the railroad right of way; then southeasterly along railroad right of way 1,696.4 feet to a point; then northeasterly 111.9 feet to a point along Valley Road; then southeasterly along Valley Road 25.7 feet to a point at the intersection of Civic Circle; then easterly along Civic Circle 178.3 feet to the first mentioned point of beginning.

BEGINNING at the intersection of S Highland Avenue and Idris Road; then northeasterly along Idris Road 269.2 feet to a point; then southwesterly 260.2 feet to a point; then southeasterly 235 feet to a point along S Highland Avenue; then northeasterly along S Highland Avenue 128.9 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Beacom Lane and Merbrook Lane; then southeasterly along Merbrook Lane 569.9 feet to a point at the intersection of Merbrook Bend; then southwesterly along Merbrook Bend 200 feet to a point; then southwesterly 164.9 feet to a point; then southeasterly 417.4 feet to a point along Merbrook Lane; then northeasterly along Merbrook Lane 63.5 feet to a point; then southeasterly 108 feet to a point; then northeasterly 136.5 feet to a point; then southeasterly 98.6 feet to a point; then northeasterly 135.1 feet to a point; then northerly 50 feet to a point; then northeasterly 10 feet to a point along the railroad right of way; then northwesterly along railroad right of way 999.9 feet to a point; then southwesterly 51.2 feet to a point; then northerly 30 feet to a point; then northwesterly 113.9 feet to a point along Beacom Lane; then southwesterly along Beacom Lane 140.9 feet to the first mentioned point of

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beginning.

BEGINNING at the intersection of Shortridge Drive and E Wynnewood Road; then southeasterly along E Wynnewood Road 1,189 feet to a point; then northeasterly 692.6 feet to a point; then southeasterly 291.7 feet to a point; then northeasterly 220.2 feet to a point; then northwesterly 796.3 feet to a point along Rockland Avenue; then northeasterly along Rockland Avenue 512.8 feet to a point; then southeasterly 828.1 feet to a point along Bowman Avenue; then southwesterly along Bowman Avenue 2,210.2 feet to a point; then northwesterly 155.3 feet to a point; then northeasterly 118.6 feet to a point; then northwesterly 49.8 feet to a point; then northwesterly 123.1 feet to a point along Wickfield Road; then northeasterly along Wickfield Road 82.5 feet to a point; then northwesterly 152 feet to a point; then northeasterly 303 feet to a point; then northwesterly 143 feet to a point; then northeasterly 114.6 feet to a point; then northwesterly 171.1 feet to a point; then southwesterly 30.5 feet to a point; then northwesterly 137.1 feet to a point; then southwesterly 203.8 feet to a point along Shortridge Drive; then northwesterly along Shortridge Drive 933.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Lancaster Avenue and Cloverhill Road; then southeasterly along Lancaster Avenue 2,760.4 feet to a point; then northeasterly 280.5 feet to a point; then southeasterly 16 feet to a point along Bowman Avenue; then northeasterly along Bowman Avenue 194.6 feet to a point; then southeasterly 115 feet to a point; then northeasterly 376 feet to a point; then northwesterly 115 feet to a point along Bowman Avenue; then southwesterly along Bowman Avenue 26.1 feet to a point at the intersection with Charles Lane; then northwesterly and westerly along Charles Lane 243.3 feet to a point; then northeasterly 164.7 feet to a point; then easterly 12.5 feet to a point; then northeasterly 157.7 feet to a point at the intersection of Parkview Drive and Remington Road; then northeasterly and northwesterly along Parkview Drive 783.2 feet to a point; then northeasterly 168.1 feet to a point; then northwesterly 146.6 feet to a point; then northwesterly 101.4 feet to a point; then northwesterly 272.5 feet to a point; then southwesterly 149.5 feet to a point along Parkview Drive; then southeasterly along Parkview Drive 12.5 feet to a point; then southwesterly 156.4 feet to a point; then northwesterly 37.7 feet to a point; then southwesterly 161.7 feet to a point along Redleaf Road; then northwesterly and southwesterly along Redleaf Road 329.2 feet to a point at the intersection with Holly Lane; then southeasterly along Holly Lane 108.5 feet to a point; then southwesterly 161.1 feet to a point; then northwesterly 5.4 feet to a point; then southwesterly 159.6 feet to a point along Williams Road; then southeasterly along Williams Road 76 feet to a point at the intersection of Nicholson Road; then southwesterly 114.5 feet to a point; then northwesterly 171.1 feet to a point; then northeasterly 9.5 feet to a point; then northwesterly 368.8 feet to a point along Cedar Grove Road; then southwesterly along Cedar Grove Road 2.7 feet to a point; then northwesterly 160.5 feet to a point; then northeasterly 1,132 feet to a point; then southeasterly 87.6 feet to a point along Parkview Drive; then northeasterly along Parkview Drive 111.2 feet to a point; then southeasterly 202.5 feet to a point; then northeasterly 64.8 feet to a point; then northerly 66.5 feet to a point; then northwesterly 73.5 feet to a point; then northwesterly 155.3 feet to a point along Parkview Drive; then southwesterly along Parkview Drive 110.2 feet to a point at the intersection of Brynwood Road; then southwesterly 392 feet to a point; then southwesterly 780.1 feet to a point; then northwesterly 25 feet to a point along Yerkes Road; then westerly and northwesterly along Yerkes Road 237.4 feet to a point; then southeasterly 97.7 feet to a point along Williams Road; then southeasterly along Williams Road 147.1 feet to a point at the intersection of Cloverhill Road; then southwesterly along Cloverhill Road 911.2 feet to the first mentioned point of beginning.

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BEGINNING at the intersection of Church Road and Llanfair Circle; then southwesterly along Church Road 518.8 feet to a point along the railroad right of way; then southeasterly and easterly along railroad right of way 3,279.5 feet to a point; then northwesterly 156.3 feet to a point along Station Road; then northeasterly along Station Road 94.3 feet to a point; then northwesterly 104.3 feet to a point; then easterly 9 feet to a point; then northerly 164 feet to a point along Aubrey Road; then northwesterly along Aubrey Road 166.9 feet to a point at the intersection of Hathaway Lane; then southwesterly along Hathaway Lane 103 feet to a point; then northwesterly 122.4 feet to a point; then southwesterly 74.6 feet to a point; then northwesterly 15.5 feet to a point; then southwesterly 192 feet to a point; then northwesterly 297.5 feet to a point; then southwesterly 14 feet to a point; then westerly 117.1 feet to a point along Mansion Lane; then northeasterly along Mansion Lane 14 feet to a point; then northwesterly 278.8 feet to a point; then northwesterly 203.9 feet to a point; then northwesterly 177.9 feet to a point; then northwesterly 155.2 feet to a point; then northwesterly 100.1 feet to a point; then northeasterly 47.5 feet to a point; then northwesterly 162.9 feet to a point along Hathaway Lane; then northeasterly along Hathaway Lane 41.5 feet to a point; then northwesterly 168.2 feet to a point; then northeasterly 30 feet to a point; then northwesterly 315.9 feet to a point; then southwesterly 49.1 feet to a point; then westerly 82.3 feet to a point; then southwesterly 222.9 feet to a point along Llanfair Circle; then northwesterly along Llanfair Circle 134 feet to the first mentioned point of beginning.

BEGINNING at the intersection of St Pauls Road and E Athens Avenue; then southwesterly along St Pauls Road 202.3 feet to a point; then southeasterly 147.9 feet to a point; then southwesterly 393.3 feet to a point; then northwesterly 152.5 feet to a point along St Pauls Road; then southwesterly along St. Pauls Road 20.9 feet to a point at the intersection of Drexel Road; then northwesterly along Drexel Road 265 feet to a point at the intersection of Simpson Road; then northeasterly along Simpson Road 9.5 feet to a point; then northwesterly 210 feet to a point; then northeasterly 299 feet to a point; then southeasterly 64.4 feet to a point; then northeasterly 227.1 feet to a point along E Athens Avenue; then northwesterly along E Athens Avenue 30 feet to a point; then northeasterly 160.7 feet to a point; then southeasterly 16.5 feet to a point; then northeasterly 15 feet to a point; then southeasterly 10 feet to a point; then northeasterly 553 feet to a point; then northwesterly 21.2 feet to a point; then northeasterly 106.5 feet to a point; then southeasterly 184.7 feet to a point along Simpson Road; then southwesterly along Simpson Road 78 feet to a point; then southwesterly 145 feet to a point; then northeasterly 175 feet to a point along Argyle Road; then southeasterly along Argyle Road 166.4 feet to a point; then northeasterly 156.4 feet to a point; then southeasterly 25.6 feet to a point; then southeasterly 126.9 feet to a point; then southeasterly 85.5 feet to a point; then northeasterly 30.2 feet to a point; then southeasterly 205.4 feet to a point along Church Road; then southwesterly along Church Road 239.2 feet to a point; then northwesterly 80.3 feet to a point; then southwesterly 192.2 feet to a point along Argyle Road; then northwesterly along Argyle Road 106 feet to a point; then southwesterly 188.5 feet to a point; then northwesterly 89 feet to a point; then southwesterly 585.4 feet to a point; then northwesterly 175 feet to a point along St Pauls Road; then southwesterly along St Pauls Road 125.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Linwood Avenue and E Athens Avenue; then northeasterly along Linwood Avenue 537.9; then southeasterly 578.8 feet to a point along Hood Road; then southwesterly along Hood Road 452 feet to a point at the intersection of E Athens Avenue; then northwesterly along E Athens Avenue 283.9 feet to a point; then southwesterly 150.4 feet to a point; then northwesterly 133.5 feet to a point; then northeasterly 132.9 feet to a point along E Athens Avenue; then northwesterly along E Athens Avenue 186.7 feet to the first mentioned

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point of beginning.

BEGINNING at the intersection of Lakeside Road and W Wynnewood Road; then northwesterly along Lakeside Road 693.6 feet to a point; then northeasterly 240 feet to a point; then northwesterly 218.9 feet to a point; then southwesterly 163.3 feet to a point; then southwesterly 380.4 feet to a point along Argyle Road; then southeasterly and southerly along Argyle Road 913.7 feet to a point; then easterly 558.9 feet to a point along Lakeside Road; then southerly along Lakeside Road 66.2 feet to a point; then easterly 173.7 feet to a point; then northeasterly 73 feet to a point; then westerly 28.8 feet to a point; then northerly 188.1 feet to a point along W Wynnewood Road; then westerly 92.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of W Wynnewood Road and E County Line Road; then northeasterly along W Wynnewood Road 585.2 feet to a point at the intersection of E Spring Avenue; then northwesterly along E Spring Avenue 700.9 feet to a point at the intersection of Sutton Road; then northeasterly along Sutton Road 221.9 feet to a point; then northwesterly 175 feet to a point; then northeasterly 1,038.6 feet to a point along E Athens Avenue; then southeasterly and southerly along E Athens Avenue 929.2 feet to a point at the intersection of Sussex Road; then easterly along Sussex Road 199.8 feet to a point; then northwesterly 185 feet to a point; then easterly 460.5 feet to a point along Argyle Road; then southeasterly along Argyle Road 2,512.4 feet to a point at the Haverford Road and Hillside Road; then northwesterly along Haverford Road 1,312.9 feet to a point along E County Line Road; then northwesterly along E County Line Road 1,771.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Haverford Road and E County Line Road, then southeasterly along Haverford Road 1,175.3 feet to a point at the intersection of Beechwood Rd; then southwesterly along Beechwood Road 308.7 feet to a point; then southeasterly 176.8 feet to a point; then northeasterly 376.5 feet to a point along Haverford Road; then southeasterly along Haverford Road 1,518.8 feet to a point; then southwesterly 255.5 feet to a point; then southeasterly 132.4 feet to a point; then southeasterly 190.8 feet to a point; then northeasterly 171 feet to a point; then northwesterly 26.5 feet to a point; then northeasterly 19.3 feet to a point; then northeasterly 155.7 feet to a point along Haverford Road; then southeasterly along Haverford Road 603.5 feet to a point; then southwesterly 601.4 feet to a point; then southeasterly 122.5 feet to a point along Suffolk Road; then southwesterly along Suffolk Road 112.5 feet to a point at the intersection of Trent Road; then northwesterly along Trent Road 36.1 feet to a point; then southwesterly 117.2 feet to a point; then southeasterly 56.8 feet to a point; then southwesterly 127.7 feet to a point along Henley Road; then southeasterly along Henley Road 134.3 feet to a point; then southwesterly 494.7 feet to a point along Crosshill Road; then northwesterly along Crosshill Road 38 feet to a point; then southwesterly 125.8 feet to a point along the edge of the Township of Lower Merion municipal boundary; then northwesterly along such boundary line 198.2 feet to a point; then northeasterly 59.6 feet to a point; then northwesterly 50 feet to a point; then northwesterly 166.24 feet to a point; then northwesterly 106.73 feet to a point; then southwesterly 152.2 feet to a point; then northwesterly 31.4 feet to a point along the edge of the Township of Lower Merion municipal boundary; then northwesterly along such boundary line 1,585.2 feet to a point at the intersection of Delmont Drive; then northwesterly 162 feet to a point; then northeasterly 11.1 feet to a point; then northwesterly 175 feet to a point along Beechwood Road; then northeasterly along Beechwood Road 75 feet to a point; then northwesterly 175 feet to a point; then southwesterly 25 feet to a point; then northwesterly 173.8 feet to a point along Beechwood Drive; then northeasterly along Beechwood Drive 80 feet to a point; then northwesterly 175 feet to a point; then northeasterly

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18.8 feet to a point; then northwesterly 150 feet to a point along Homestead Road; then northwesterly and northerly along Homestead Road 267.6 feet to a point at the intersection of Haverford Road; then northwesterly along Haverford Road 86 feet to the first mentioned point of beginning.

BEGINNING at a point along Haverford Road 113.9 feet southeast of the intersection of Delmont Drive and Haverford Road, then northeasterly 170 feet to a point; then northeasterly 44 feet to a point; then southeasterly 43.9 feet to a point; then southeasterly 90 feet to a point; then southwesterly 40 feet to a point; then southeasterly 175 feet to a point along Medford Road; then northeasterly along Medford Road 32.8 feet to a point; then southeasterly 914 feet to a point along Witley Road; then northerly and northwesterly along Witley Road 236.5 feet to a point at the intersection of Rutland Lane; then northeasterly along Rutland Lane 22 feet to a point; then southeasterly 178.5 feet to a point; then northeasterly 17.7 feet to a point; then southeasterly 188.9 feet to a point along Morris Road; then southwesterly along Morris Road 285.9 feet to a point; then southeasterly 261.5 feet to a point; then southwesterly 63.3 feet to a point; then southeasterly 98.7 feet to a point; then southwesterly 181.6 feet to a point along Haverford Road; then northwesterly along Haverford Road 1,768.1 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Remington Road and Haverford Road; then northeasterly along Remington Road 117.7 feet to a point; then southeasterly 243.2 feet to a point; then northeasterly 24.1 feet to a point; then southeasterly 68.4 feet to a point; then southwesterly 23.1 feet to a point; then southeasterly 46.9 feet to a point; then southeasterly 72.7 feet to a point; then southeasterly 694.4 feet to a point along Drayton Lane; then northeasterly along Drayton Lane 40.5 feet to a point; then southeasterly 150 feet to a point; then northeasterly 120 feet to a point; then southeasterly 166.5 feet to a point along W Indian Creek Drive; then northeasterly along W Indian Creek Drive 39.2 feet to a point; then southeasterly 120.1 feet to a point; then southwesterly 59.5 feet to a point; then southeasterly 162.7 feet to a point along Indian Creek Drive; then northeasterly along Indian Creek Drive 4.3 feet to a point; then southeasterly 173.9 feet to a point along Manoa Road; then southwesterly along Manoa Road 68.1 feet to a point; then southeasterly 200 feet to a point along Overbrook Road; then northeasterly along Overbrook Road 161.1 feet to a point at the intersection of Garden Road; then southeasterly along Garden Road 458.7 feet to a point at the intersection of Yarmouth Road; then northeasterly along Yarmouth Road 136 feet to a point; then southeasterly 129.4 feet to a point; then northeasterly 113.5 feet to a point; then southeasterly 140.5 feet to a point along Andover Road; then southwesterly along Andover Road 30 feet to a point; then southeasterly 145 feet to a point; then southwesterly 477.5 feet to a point along Haverford Rd; then northwesterly along Haverford Road 1,399.4 feet to a point; then southwesterly 291.7 feet to a point; then northwesterly 145.8 feet to a point; then northeasterly 292.6 feet to a point along Haverford Road; then northwesterly along Haverford Road 597.5 feet to a point; then southwesterly 120 feet to a point; then northwesterly 122.5 feet to a point along Drayton Lane; then northeasterly along Drayton Lane 120 feet to a point at the intersection of Haverford Road; then northwesterly along Haverford Road 756.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Rockglen Road and Manoa Road; then southeasterly along Rockglen Road 329.2 feet to a point; then northeasterly 170.9 feet to a point; then southeasterly 135 feet to a point along Overbrook Parkway; then northeasterly along Overbrook Parkway 321.5 feet to a point along Haverford Road; then southeasterly along Haverford Road 553 feet to a point; then southwesterly 141.3 feet to a point; then southwesterly 83 feet to a point; then northwesterly 123.6 feet to a point; then northeasterly 42 feet to a point; then northwesterly

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225.8 feet to a point; then southwesterly 116.1 feet to a point along Beverly Road; then northwesterly along Beverly Road 62.5 feet to a point; then southwesterly 367.7 feet to a point; then southeasterly 105.1 feet to a point; then southeasterly 85.71 feet to a point; then southeasterly 968.5 feet to a point along Surrey Lane; then southwesterly along Surrey Lane 245 feet to a point; then southeasterly 441 feet to a point along City Avenue; then southwesterly along City Avenue 1,205.3 feet to a point; then northwesterly 44.8 feet to a point; then southwesterly 35.4 feet to a point; then northwesterly 125 feet to a point; then northeasterly 13.7 feet to a point; then northwesterly 127.2 feet to a point along Severn Lane; then southwesterly along Severn Lane 27 feet to a point; then northwesterly 203.7 feet to a point; then northwesterly 340.8 feet to a point; then southwesterly 130 feet to a point along Hunters Lane; then northwesterly and then northeasterly along Hunters Lane 280.1 feet to a point; then northwesterly 102 feet to a point; the northwesterly 308.6 feet to a point along Carroll Road; then southwesterly along Carroll Road 132.2 feet to a point at the intersection of Old Forest Road; then along Old Forest Road northwesterly 291 feet to a point; then westerly 150.3 feet to a point; then northerly 30 feet to a point; then northeasterly 187 feet to a point; then northwesterly 80 feet to a point; then northwesterly 61 feet to a point along Manoa Road; then northeasterly along Manoa Road 91.9 feet to a point; then northwesterly 128.3 feet to a point; then northeasterly 370.6 feet to a point along Harrogate Road; then northwesterly along Harrogate Road 37 feet to a point; then northeasterly 247 feet to a point along Henley Road; then northeasterly 106.6 feet to a point; then northeasterly 392.3 feet to a point along Trent Road; then southeasterly along Trent Road 10 feet to a point; then northeasterly 247.7 feet to a point along Rock Glen Road; then southeasterly along Rock Glen Road 174.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Allandale Road and City Avenue; then northwesterly along Allandale Road 1,213 feet to a point; then northeasterly 148.8 feet to a point; then southeasterly 134.8 feet to a point; then southeasterly 100.3 feet to a point; then southeasterly 147 feet to a point; then southeasterly 851 feet to a point along City Avenue; then southwesterly 123 feet to the first mentioned point of beginning.

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5. MDR1 Medium Density Residential District

MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 001B157 001G097 002B316 003F157 005B170 005B539 006B173(PT) 008B069 001B160 001G098 002B317 003F158 005B171 005B540 006B174 008B070 001B161 001G099 002B318 003F159 005B172 005B541 006B175 008B071 001B179 001G100 002B319 003F160 005B173 005B542 006B176 008B072 001B181 001G101 002B320 003F161 005B174 005B543 006B177 008B077 001B182 001G102 002B321 003F163 005B175 005B544 006B178 008B078 001B184 001G103 002B322 003F164 005B176 005B545 006B179 008B079 001B185 001G104 002B323 003F165 005B177 005B546 006B180 008B081 001B186 001G105 002B324 003F166 005B178 005B547 006B185 008B082 001B187 001G110 002B325 003F167 005B179 005B548 006B186 008B083 001B188 001G111 002B326 003F168 005B180 005B549 006B187 008B084 001B189 001G112 002B327 003F169 005B181 005B550 006B188 008B085 001B190 001G113 002B328 003F170 005B182 005B551 006B189 008B086 001B191 001G114 002B329 003F248 005B183 005B552 006B190 008B087 001B192 001G115 002B330 004B001 005B184 005B553 006B191 008B088 001B193 001G116 002B331 004B002 005B185 005B554 006B192 008B089 001B194 001G118 002B332 004B003 005B186 005B556 006B193 008B090 001B195 001G126 002B333 004B004 005B187 005B557 006B194 008B091 001B196 001G127 002B334 004B005 005B188 005B564 006B195 008B092 001B197 001G128 002B335 004B006 005B189 005B565 006B196 008B093 001B198 001G129 002B336 004B007 005B190 005B566 006B197 008B094 001B199 001G130 002B337 004B008 005B191 005B571 006B198 008B199 001B200 001G131 002B338 004B009 005B192 005B572 006B199 008B200 001B201 001G132 002B339 004B010 005B194 005B573 006B200 008B201 001B202 001G136 002B340 004B012 005B195 005B574 006B201 008B202 001B203 001G137 002B341 004B013 005B196 005B575 006B202 008B215 001B204 001G138 002B342 004B014 005B197 005B577 006B203 008B222 001B205 001G139 002B343 004B015 005B198 005B578 006B204 008B237 001B206 001G140 002B344 004B016 005B199 005B579 006B205 008B277 001B207 001G141 002B345 004B017 005B200 005B580 006B207 008B297 001B208 001G142 002B346 004B018 005B201 005B581 006B208 008E001 001B209 001G143 002B347 004B019 005B202 005B582 006B209 008E002 001B210 001G152 002B348 004B020 005B203 005B583 006B210 008E003 001B211 001G153 002B349 004B021 005B204 005B584 006B211 008E004 001B212 001G159 002B350 004B022 005B205 005B585 006B212 008E005 001B213 001G160 002B351 004B023 005B206 005B586 006B213 008E006 001B214 001G161 002B352 004B024 005B207 005B587 006B214 008E007 001B215 001G162 002B358 004B025 005B208 005B588 006B215 008E008 001B216 001G163 002B359 004B027 005B209 005B589 006B216 008E009 001B217 001G164 002B360 004B028 005B210 005B590 006B217 009A032 001B218 001G165 002B361 004B029 005B211 005B591 006B218 009A033 001B219 001G166 002B362 004B030 005B212 005B592 006B219 009A034 001B220 001G167 002B363 004B031 005B214 005B593 006B220 009A035 001B221 001G168 002B364 004B032 005B215 005B594 006B221 009A036 001B222 001G169 002B365 004B033 005B216 005B595 006B226 009A037 001B223 001G170 002B366 004B034 005B217 005B596 006B227 009A038 001B224 001G171 002B367 004B035 005B218 005B597 006B228 009A039 001B225 001G172 002B368 004B078 005B219 005B598 006B229 009A040 001B226 001G173 002B369 004B082 005B220 005B599 006B230 009A041 001B227 001G174 002B370 004B182 005B221 005B600 006B231 009A042 001B228 001G175 002B371 004B187 005B222 005B601 006B232 009A043 001B229 001G176 002B372 004B188 005B224 005B602 006B233 009A044 001B230 001G177 002B373 004B189 005B225 005B603 006B235 009A045

99 12-18-2019 429

MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 001B231 001G178 002B374 004B197 005B226 005B604 006B236 009A046 001B232 001G179 002B375 004B198 005B227 005B605 006B237 009A047 001B233 001G180 002B376 004B199 005B228 005B606 006B239 009A048 001B234 001G207 002B377 004B205 005B229 005B607 006B240 009A049 001B235 001G208 002B378 004B206 005B230 005B615 006B241 009A050 001B236 001G209 002B379 004B207 005B231 005B616 006B242 009A051 001B237 001G210 002B380 004B208 005B232 005B617 006B243 009A052 001B238 001G211 002B381 004B209 005B233 005B618 006B244 009A053 001B239 001G212 002B382 004B210 005B235 005B621 006B247 009A054 001B240 001G213 002B383 004B211 005B236 005B622 006B248 009A055 001B241 001G214 002B384 004B212 005B237 005B623 006B249 009A056 001B242 001G215 002B385 004B213 005B238 005B631 006B257 009A058 001B243 001G216 002B386 004B214 005B239 005B632 006B258 009A059 001B244 001G217 002B387 004B215 005B240 005B633 006B259 009A060 001B245 001G218 002B388 004B216 005B241 005B644 006B260 009A061 001B246 001G219 002B389 004B217 005B242 005B645 006B261 009A062 001B247 001G220 002B390 004B218 005B243 005B646 006B262 009A063 001B248 001G221 002B391 004B219 005B244 005B647 006B263 009A064 001B249 001G222 002B392 004B220 005B245 005B648 006B264 009A065 001B250 001G223 002B405 004B221 005B246 005B668 006B265 009A066 001B251 001G224 002B406 004B222 005B247 005B669 006B266 009A067 001B252 001G225 002B407 004B223 005B248 005B670 006B267 009A068 001B253 001G226 002B408 004B224 005B249 005B671 006B268 009A069 001B254 001G227 002B409 004B225 005B250 005B672 006B269 009A070 001B255 001G228 002B410 004B226 005B251 005B673 006B270 009A071 001B256 001G229 002B411 004B227 005B252 005B679 006B271 009A073 001B257 001G230 002B414 004B228 005B254 005B680 006B272 009A075 001B258 001G231 002B415 004B276 005B255 005B681 006B273 009A076 001B259 001G232 002B416 004D014 005B256 005B682 006B274 009A077 001B260 001G233 002B417 004E015 005B257 005B683 006B275 009A078 001B261 001G234 002B418 004E017 005B258 005B684 006B276 009A079 001B262 001G235 002B419 004E017 005B259 005B685 006B277 009A080 001B263 001G236 002B421 004E027 005B260 005B686 006B278 009A081 001B264 001G237 002B422 004E028 005B261 005B687 006B279 009A082 001B265 001G238 002B424 004E029 005B262 005B688 006B281 009A083 001B266 001G239 002B431 004E030 005B263 005B694 006B282 009A084 001B267 001G240 002B432 004E031 005B264 005B695 006B283 009A085 001B268 001G259 002B456 004E034 005B265 005B696 006B284 009A086 001B269 001G266 002B528 004E036 005B267 005B697 006B285 009A087 001B270 001G271 002B529 004E037 005B268 005B698 006B286 009A088 001B271 001G277 002D077 004E038 005B269 005B699 006B288 009A089 001B272 001G278 002E062 004E039 005B272 005B700 006B289 009A090 001B273 001G279 002E063 004E040 005B273 005B701 006B296 009A091 001B274 001G280 002E064 004E041 005B274 005B798 006B297 009A092 001B275 001G281 002E065 004E042 005B275 005B829 006B298 009A093 001B276 001G284 002E066 004E043 005B277 005B834 006B299 009A094 001B277 001G287 002E067 004E044 005B278 005B835 006B308 009A095 001B278 001G289 002E068 004E045 005B279 005B843 006B309 009A096 001B279 001G302 002E069 004E046 005B280 005B847 006B310 009A097 001B280 001G303 002E070 004E047 005B281 005B852 006B311 009A098 001B281 001G304 002E071 004E048 005B282 005B853 006B361 009A099 001B282 001G305 002E106 004E049 005B283 005B858 006B364 009A104 001B283 001G306 002E205 004E050 005B286 005B865 006B369 009A105 001B284 001G307 002F082 004E051 005B287 005B866 006B370 009A106 001B285 001G419 002F083 004E054 005B288 005B867 006B371 009A107

100 12-18-2019 430

MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 001B288 001G458 002F084 004E055 005B290 005B869 006B372 009A108 001B289 001H009 002F085 004E056 005B291 005B870 006B373 009A109 001B290 001H010 002F086 004E057 005B292 005B871 006B374 009A110 001B291 001H011 002F087 004E058 005B293 005B872 006B375 009A111 001B292 001H012 002F112 004E059 005B294 005B873 006B404 009A112 001B293 001H013 002F113 004E060 005B295 005B876 006B406 009A113 001B294 001H014 002F162 004E061 005B296 005B877 006B407 009A114 001B295 001H016 002F163 004E062 005B297 005B878 006B408 009A115 001B296 001X078 002F165 004E063 005B298 005B879 006B409 009A117 001B297 001X079 002F166 004E064 005B301 005B880 006B410 009A118 001B298 001X080 002F175 004E065 005B302 005B881 006B411 009A119 001B299 001X081 002F176 004E066 005B303 005B882 006B412 009A120 001B300 001X082 002F177 004E067 005B304 005B885 006B413 009A121 001B301 001X083 002F178 004E075 005B305 005B898 006B415 009A122 001B302 001X084 002F179 004E076 005B306 005B900 006B416 009A123 001B303 001X085 002F180 004E077 005B307 005B901 006B417 009A124 001B304 001X086 002F181 004E078 005B308 005B902 006B418 009A125 001B307 002B035 002F233 004E079 005B309 005B903 006B419 009A126 001B312 002B036 002F234 004E080 005B310 005B905 006B420 009A127 001B313 002B037 002F235 004E081 005B311 005B906 006B421 009A128 001B332 002B038 002F238 004E082 005B312 005B907 006B422 009A129 001B333 002B039 002F239 004E083 005B313 005B908 006B423 009A130 001B422 002B040 002F285 004E084 005B314 005C005 006B424 009A131 001B423 002B041 002F303 004E085 005B316 005C035 006B425 009A132 001B424 002B042 002G197 004E086 005B319 005C074 006B426 009A133 001B425 002B043 002G198 004E091 005B320 005C075 006B427 009A136 001B427 002B045 002G210 004E092 005B321 005C076 006B428 009A137 001B434 002B046 002G211 004E093 005B322 005C078 006B429 009A138 001B435 002B047 002G212 004E094 005B323 005C079 006B430 009A139 001B436 002B048 002G213 004E095 005B324 005C080 006B440 009A140 001B437 002B049 002G214 004E096 005B325 005C081 006B441 009A141 001B438 002B050 002G215 004E097 005B326 005C082 006B442 009A142 001B439 002B051 002G216 004E098 005B327 005C124 006B443 009A143 001B440 002B052 002G217 004E099 005B328 005C125 006B444 009A144 001B441 002B053 002G218 004E100 005B329 005C126 006B445 009A145 001B442 002B054 002G219 004E101 005B330 005C127 006B446 009A150 001B443 002B055 002G220 004E102 005B331 005C128 006B447 009A151 001B450 002B057 002G221 004E103 005B332 005C129 006B448 009A152 001B453 002B058 002G222 004E104 005B333 005C130 006B449 009A153 001B454 002B059 002G223 004E105 005B334 005C131 006B450 009A154 001B455 002B060 002G224 004E132 005B335 005C187 006B451 009A155 001B456 002B061 002G225 004E135 005B336 005C188 006B452 009A156 001B457 002B062 002G226 004E140 005B337 005C189 006B453 009A157 001B458 002B063 002G227 004E143 005B338 005C190 006B454 009A158 001B459 002B064 002G237 004E162 005B339 005C191 006B455 009A159 001B460 002B065 002G238 004E164 005B340 005C192 006B456 009A160 001B461 002B066 002G239 004E165 (PT) P005B341 005C193 006B457 009A161 001B462 002B067 002G240 004E167 005B342 005C194 006B458 009A162 001B463 002B068 002G241 004E169 005B343 005C195 006B459 009A163 001B464 002B069 002G242 004E170 005B344 005C196 006B460 009A164 001B465 002B070 002G243 004E171 005B345 005C197 006B461 009A165 001B466 002B071 002G244 004E172 005B346 005C198 006B463 009A166 001B467 002B072 002G328 004E173 005B347 005C199 006B464 009A167 001B468 002B073 002G330 004E174 005B348 005C200 006B465 009A168 001B469 002B074 002H027 004E175 005B349 005C201 006B466 009A205

101 12-18-2019 431

MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 001B470 002B075 002H028 004E176 005B354 005C202 006B467 009A206 001B481 002B076 002H029 004E177 005B355 005C203 006B468 009A207 001B484 002B077 002H031 004E178 005B356 005C204 006B469 009A208 001B485 002B078 002H032 004E179 005B357 005C205 006B470 009A209 001B527 002B079 002H068 004E180 005B358 005C206 006B471 009A210 001B534 002B080 002H118 004E181 005B359 005C207 006B472 009A211 001B537 002B081 002J003 004E182 005B360 005C208 006B475 009A212 001B544 002B082 002J004 (PT) 004E183 005B361 005C209 006B477 009A213 001B552 002B083 002J008 004E184 005B362 005C210 006B478 009A214 001B557 002B084 002J009 004E185 005B363 005C211 006B479 009A215 001B559 002B085 002J010 004E186 005B364 005C212 006B480 009A216 001B560 002B086 003B067 004E187 005B365 005C213 006B481 009A231 001B561 002B087 003B068 004E189 005B366 005C214 006B482 009A232 001B562 002B088 003B069 004F013 005B368 005C215 006B483 009A233 001B563 002B089 003B070 004F015 005B369 005C216 006B484 009A234 001B564 002B090 003B071 004F016 005B370 005C217 006B485 009A235 001B565 002B091 003B072 004F018 005B371 005C218 006B488 009A237 001B566 002B092 003B073 004F019 005B372 005C219 006B489 009A238 001B567 002B093 003B074 004F020 005B373 005C220 006B490 009A240 001B568 002B094 003B515 004F021 005B374 005C221 006B491 009A326 001B569 002B095 003B516 004F022 005B375 005C222 006B492 009A346 001B571 002B096 003B517 004F023 005B376 005C223 006B493 009A347 001B572 002B097 003C111 (PT) 004F024 005B377 005C224 006B494 009A348 001B573 002B098 003D001 004F044 005B378 005C225 006B495 009A349 001B574 002B099 003D002 004F131 005B379 005C226 006B496 009A350 001B576 002B101 003D003 004F133 005B380 005C227 006B497 009A351 001B577 002B102 003D004 004F360 005B381 005C228 006B498 009A370 001B578 002B103 003D005 004F361 005B382 005C229 006B500 009A371 001B579 002B104 003D006 004F362 005B383 005C230 006B501 009A372 001B580 002B105 003D007 004G007 005B385 005C231 006B502 009A373 001B581 002B106 003D008 004G008 005B386 005C232 006B503 009A374 001B582 002B107 003D009 004G009 005B387 005C233 006B504 009A375 001B583 002B108 003D010 004G010 005B388 005C234 006B505 009A376 001B584 002B109 003D011 004G011 005B389 005C235 006B506 009A377 001B585 002B110 003D012 004G012 005B390 005C236 006B515 009A378 001B586 002B111 003D013 004G013 005B391 005C237 006B522 009A379 001B587 002B112 003D014 004G014 005B392 005C238 006B523 009A380 001B588 002B113 003D015 004G015 005B393 005C239 006B524 009A381 001B592 002B114 003D016 004G016 005B394 005C240 006B525 009A382 001B593 002B115 003D017 004G017 005B395 005C241 006B526 009A383 001B594 002B116 003D018 004G018 005B396 005C242 006B527 009A384 001B595 002B117 003D019 004G019 005B397 005C243 006B528 009A385 001B626 002B118 003D020 004G020 005B398 005C244 006B529 009A386 001B627 002B119 003D021 004G021 005B399 005C245 006B530 009A387 001B628 002B120 003D022 004G022 005B400 005C246 006B531 009A425 001B629 002B121 003D023 004G023 005B401 005C247 006B541 009A433 001B630 002B122 003D024 004G024 005B402 005C248 006B543 009A434 001B631 002B123 003D025 004G026 005B403 005C249 006B547 009A437 001B632 002B124 003D026 004G027 005B404 005C250 006B548 009A438 001B633 002B125 003D027 004G028 005B405 005C251 006B549 009A440 001B634 002B126 003D028 004G029 005B406 005C252 006B551 009A442 001B635 002B127 003D029 004G030 005B407 005C253 006B552 009A445 001E007 002B128 003D030 004G031 005B408 005C254 006B553 009A446 001E008 002B129 003D031 004G032 005B409 005C255 006B555 009A447 001E009 002B130 003D032 004G033 005B410 005C256 006B556 009A448

102 12-18-2019 432

MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 001E010 002B131 003D033 004G034 005B411 005C257 006B557 009A449 001E011 002B132 003D034 004G035 005B412 005C258 006B558 009A450 001E012 002B133 003D035 004G036 005B413 005C259 006B559 009A451 001E013 002B134 003D036 004G037 005B414 005C260 006B562 009A452 001E014 002B135 003D037 004G038 005B416 005C261 006B565 009A453 001E038 002B137 003D038 004G039 005B417 005C262 006B566 009A454 001E039 002B138 003D039 004G056 005B418 005C263 006B567 009A455 001E113 002B139 003D040 004G059 005B419 005C264 006B568 009A456 001F097 002B140 003D041 004G072 005B420 005C265 006B569 009A457 001F098 002B141 003D042 004G073 005B421 005C266 006B570 009A461 001F099 002B142 003D043 004G081 005B422 005C267 006B576 009A466 001F100 002B143 003D044 004G082 005B423 005C268 006B577 009A469 001F101 002B144 003D045 004G084 005B424 005C269 006B578 009A470 001F102 002B145 003D046 004G085 005B425 005C270 006B580 009A476 001F103 002B146 003D047 004G087 005B426 005C271 006B581 009A477 001F104 002B147 003D048 004G088 005B427 005C272 006B583 009A478 001F105 002B148 003D049 004G106 005B428 005C273 006B586 009A479 001F106 002B149 003D050 004G107 005B429 005C274 006B589 009A489 001F107 002B150 003D051 004G108 005B430 005C275 006B590 009A491 001F108 002B151 003D052 004G113 005B435 005C276 006B591 009A493 001F109 002B152 003D053 004G155 005B437 005C277 006B594 009A495 001F110 002B153 003D054 004G157 005B439 005C278 006B597 009E063 001F111 002B154 003D055 004G158 005B440 005C279 006B701 009E064 001F112 002B155 003D056 004G162 005B441 005C280 006B777 009E073 001F113 002B156 003D057 004G163 005B442 005C281 006B838 009E134 001F114 002B169 003D058 004G164 005B443 005C282 007B003 010A013 001F115 002B170 003D059 004G322 005B444 005C363 007B004 010A014 001F116 002B171 003D060 004G323 005B445 005C364 007B008 010A015 001F117 002B172 003D061 005B008 005B446 005C365 007B026 010A016 001F118 002B173 003D062 005B009 005B447 006B007 007B029 010A017 001F119 002B174 003D063 005B011 005B448 006B009 007B031 010A018 001F120 002B175 003D064 005B020 005B449 006B010 007B033 010A019 001F121 002B176 003D065 005B022 005B450 006B011 007B035 010A020 001F122 002B177 003D066 005B023 005B451 006B012 007B036 010A021 001F123 002B178 003D067 005B063 005B452 006B013 007B038 010A022 001F124 002B179 003D068 005B064 005B453 006B014 007B039 010A023 001F125 002B180 003D069 005B065 005B454 006B015 007B040 010A024 001F126 002B181 003D070 005B066 005B455 006B016 007B041 010A025 001F127 002B182 003D071 005B067 005B456 006B017 007B042 010A026 001F128 002B183 003D072 005B068 005B457 006B018 007B043 010A027 001F129 002B184 003D073 005B069 005B458 006B019 007B045 010A028 001F130 002B185 003D074 005B070 005B459 006B020 007B046 010A029 001F132 002B186 003D077 005B071 005B460 006B021 007B047 010A030 001F164 002B187 003D078 005B072 005B461 006B022 007B051 010A031 001F205 002B188 003D079 005B073 005B462 006B023 007B052 010A032 001F206 002B189 003D080 005B074 005B463 006B024 007B053 010A033 001F207 002B190 003D081 005B075 005B464 006B025 007B054 010A034 001F208 002B191 003D082 005B076 005B465 006B026 007B055 010A035 001F209 002B192 003D083 005B077 005B466 006B027 007B056 010A036 001F210 002B193 003D084 005B078 005B467 006B028 007B057 010A037 001F211 002B194 003D085 005B079 005B468 006B029 007B058 010A038 001F212 002B195 003D086 005B080 005B469 006B030 007B068 010A039 001F213 002B196 003D087 005B082 005B470 006B031 007B069 010A040 001F214 002B197 003D088 005B083 005B471 006B032 007B070 010A041 001F251 002B198 003D089 005B084 005B472 006B033 007B071 010A042

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MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 001F252 002B199 003D090 005B085 005B473 006B034 007B072 010A043 001F253 002B200 003D091 005B086 005B474 006B035 007B073 010A044 001F254 002B201 003D100 005B087 005B475 006B036 007B074 010A045 001F255 002B202 003D101 005B088 005B476 006B037 007B075 010A046 001F256 002B203 003D102 005B089 005B477 006B038 007B076 010A047 001F261 002B204 003D103 005B092 005B478 006B039 007B077 010A048 001F262 002B205 003D104 005B104 005B479 006B040 007B078 010A049 001F263 002B206 003D105 005B105 005B480 006B041 007B079 010A050 001F264 002B207 003D106 005B106 005B481 006B042 007B080 010A051 001F266 002B208 003D107 005B107 005B482 006B051 007B081 010A053 001F267 002B209 003D108 005B108 005B483 006B052 007B082 010A054 001F268 002B210 003D109 005B109 005B484 006B053 007B083 010A055 001F269 002B211 003D110 005B110 005B485 006B054 007B084 010A056 001F270 002B212 003D111 005B111 005B486 006B055 007B085 010A057 001F271 002B213 003D112 005B112 005B487 006B056 007B086 010A058 001F272 002B214 003D113 005B113 005B488 006B057 007B087 010A058 001F273 002B218 003D114 005B114 005B489 006B058 007B088 010A062 001F274 002B219 003D118 005B115 005B490 006B059 007B089 010A091 001F275 002B220 003D119 005B116 005B491 006B069 007B090 010A092 001F276 002B221 003D120 005B117 005B492 006B124 007B091 010A093 001F277 002B222 003D121 005B118 005B493 006B125 007B092 010A094 001F278 002B223 003D122 005B119 005B494 006B126 007B093 010A123 001F279 002B224 003D123 005B120 005B495 006B127 007B131 010A124 001F280 002B225 003D124 005B121 005B496 006B128 007B133 010A125 001F281 002B226 003D125 005B122 005B497 006B129 007B134 010A126 001F332 002B227 003D126 005B123 005B498 006B130 007B135 010A127 001F333 002B229 003D127 005B124 005B499 006B131 007B136 010A128 001F334 002B233 003D128 005B125 005B500 006B132 007B137 010A178 001F335 002B234 003D129 005B126 005B501 006B133 007B138 010A179 001F336 002B235 003D130 005B127 005B502 006B134 007B174 010A180 001F337 002B237 003D222 (PT) 005B128 005B503 006B135 007B179 010A182 001F338 002B238 003E193 005B129 005B504 006B136 007B181 010A183 001F340 002B240 003E194 005B130 005B505 006B137 007B182 010A184 001F341 002B241 003E195 005B131 005B506 006B138 007B192 010A185 001F342 002B242 003E196 005B132 005B507 006B139 008B001 010A186 001F343 002B243 003E197 005B133 005B508 006B140 008B002 010A187 001F344 002B244 003E198 005B134 005B509 006B141 008B003 010A188 001F345 002B245 003E199 005B135 005B510 006B142 008B004 010A189 001F346 002B246 003E200 005B137 005B511 006B143 008B005 010A190 001F347 002B247 003E201 005B138 005B512 006B144 008B006 010A191 001F349 002B248 003E202 005B149 005B523 006B145 008B007 010A192 001F350 002B249 003E203 005B152 005B524 006B146 008B008 010A226 001F351 002B250 003E204 005B153 005B525 006B147 008B009 010A247 001F352 002B252 003E205 005B154 005B526 006B148 008B018 010A280 001F353 002B253 003E206 005B155 005B527 006B149 008B019 010A379 001F354 002B255 003E207 005B156 005B528 006B150 008B020 010A380 001F355 002B256 003E208 005B157 005B529 006B151 008B022 010A528 001F356 002B257 003E209 005B158 005B530 006B152 008B023 010A529 001F357 002B258 003E210 005B159 005B531 006B153 008B029 010A534 001F358 002B259 003E211 005B160 005B532 006B154 008B030 001F359 002B260 003E212 005B161 005B533 006B155 008B031 001F360 002B261 003E213 005B162 005B534 006B156 008B043 001F361 002B262 003E214 005B163 005B535 006B157 008B044 001F362 002B263 003E215 005B164 005B536 006B158 008B045 001G094 002B264 003E216 005B165 005B537 006B159 008B052

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MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 MDR1 001G095 002B310 003F114 005B166 005B538 006B160 008B053 006B110 002B311 003F127 005B168 006B161 008B054 006B111 002B312 003F128 005B169 006B162 008B055 006B112 002B313 003F129 006B163 008B056 006B113 002B314 003F130 006B164 008B057 006B114 002B315 003F131 006B165 008B058 006B115 006B100 008B059 006B116 006B101 008B060 006B117 006B102 008B061 006B118 006B103 008B062 006B119 006B104 008B063 006B120 006B105 008B064 006B121 006B106 008B065 006B122 006B107 008B066 006B123 006B108 008B067 006B573 006B109 008B068

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MDR1

BEGINNING at the intersection of Barr Lane and Righters Mill Road; thence, in a northeasterly direction along Barr Lane 334.3 feet to a point; thence in a southeasterly direction 113.3 feet to a point; thence in a southwesterly direction 315.5 feet to a point along Righters Mill Road; thence in a northwesterly direction along Righters Mill Road 88.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Winters Lane and Conshohocken State Road (SR-23); thence, in a northwesterly direction along Conshohocken State Road (SR-23) 278.1 feet to a point; thence, in a northeasterly direction 243 feet to a point; thence in a southeasterly direction 173.6 feet to a point; thence, in a northeasterly direction 65 feet to a point along Winters Lane; thence, in a southeasterly and southwesterly direction along Winters Lane 416 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Rose Lane and Montrose Avenue; thence in a southeasterly direction along Montrose Avenue 102.1 feet to a point; thence, in a southwesterly direction 37.7 feet to a point; thence, in a northwesterly direction 102.1 feet to a point along Rose Lane; thence, continuing in a southwesterly direction along Rose Lane 77.6 feet to a point; thence, in a northwesterly direction 115.8 feet to a point; thence, in a northeasterly direction 171.9 feet to a point along Montrose Avenue; thence, in a southeasterly direction 104.6 feet to the first mentioned point of beginning.

BEGINNING at a point along Franklin Avenue 276 feet southwest of the intersection of Franklin Avenue and W. Montgomery Avenue; thence, in a southwesterly direction along Franklin Avenue 327.6 feet to a point; thence, in a southeasterly direction 418.3 feet to a point along N. Roberts Road; thence, in a northeasterly direction along N. Roberts Road 239.9 feet to a point; thence, in a northwesterly direction 202.9 feet to a point; thence, in a southwesterly direction 10 feet to a point; thence, in a northwesterly direction 202.2 feet to the first mentioned point of beginning.

BEGINNING at a point along N. Roberts Road 182.6 feet northwest of the intersection of Lancaster Avenue and N. Roberts Road; thence continuing in a northeasterly direction along N. Roberts Road 161 feet to a point; thence, in a northwesterly direction 105.5 feet to a point; thence in a southwesterly direction 126.2 feet to a point; thence, in a southeasterly direction 99.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Montrose Avenue and County Line Road; thence, in a northeasterly direction along Montrose Avenue 107.8 feet to a point; thence, in a southeasterly direction 226.8 feet to a point; thence, in a southwesterly direction 125.3 feet to a point along County Line Road; thence, in a northwesterly direction along County Line Road 229.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Morton Terrace and Summit Grove Avenue; thence, in a southeasterly direction along Morton Terrace 420.2 feet to a point along Morton Road; thence, in a southeasterly direction 148.3 feet to a point; thence, in a northeasterly direction 289.1 feet to a point; thence, in a northwesterly direction 611.1 feet to a point; thence, in a southwesterly direction 123.3 feet to a point along Morton Road at the intersection of Summit Grove Avenue; thence, in a southwesterly direction along Summit Grove Avenue 124.2 feet to the first

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mentioned point of beginning.

BEGINNING at the intersection of County Line Road and Old Lancaster Road; thence, in a southeasterly direction along County Line Road 716.1 feet to a point at the intersection of Mondella Avenue; thence, in a northeasterly direction along Mondella Avenue 362.1 feet to a point along Old Lancaster Road; thence, in a northwesterly direction along Old Lancaster Road 718.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Old Lancaster Road and S. Merion Avenue; thence, in a northeasterly direction along S. Merion Avenue 240.5 feet to a point; thence, in a northwesterly direction 183.6 feet to a point; thence, in a northeasterly direction 72.3 feet to a point; thence, in a northwesterly direction 6.5 feet to a point; thence, in a northeasterly direction 7.5 feet to a point; thence, in a northwesterly direction 103.9 feet to a point along Prospect Avenue; thence, in a northeasterly direction along Prospect Avenue 106.9 feet to a point; thence, in a southeasterly direction 103.2 feet to a point; thence, in a southwesterly direction 5.2 feet to a point; thence, in a southeasterly direction 175.4 feet to a point along S. Merion Avenue; thence, in a southwesterly direction along S. Merion Avenue 103.6 feet to a point; thence, in a southeasterly direction 350 feet to a point; thence, in a northeasterly direction 90 feet to a point along Summit Grove Avenue; thence, in a southeasterly direction along Summit Grove Avenue 139.6 feet to a point; thence, in a northwesterly direction along Summit Grove Avenue 139.1 feet to a point; thence, in a northwesterly direction 50 feet to a point; thence, in a northwesterly direction 26.3 feet to a point along Morris Lane; thence, in a northeasterly direction along Morris Lane 244.2 feet to a point; thence, in a northwesterly direction 105.2 feet to a point; thence, in a northeasterly direction 53.5 feet to a point; thence, in a northwesterly direction 161.8 feet to a point along S. Merion Avenue; thence in a southwesterly direction along S. Merion Avenue 31.2 feet to a point; then northwesterly 165.5 feet to a point; then southwesterly 53.5 feet to a point; thence, in a northwesterly direction 102 feet to a point along Prospect Avenue; thence, in a southwesterly direction along Prospect Avenue 46 feet to a point; thence, in a northwesterly direction 102 feet to a point; thence, in a southwesterly direction 32.8 feet to a point; thence, in a northwesterly direction 102.4 feet to a point along S. Warner Avenue; thence, in a southwesterly direction along S. Warner Avenue 356.2 feet to a point; thence, in a southeasterly direction 99.7 feet to a point; thence in a southwesterly direction 86.7 feet to a point; thence, in a northwesterly direction 100.6 feet to a point along S. Warner Avenue; thence, in a southwesterly direction along S. Warner Avenue 328.5 feet to a point at the intersection of County Line Road and Old Lancaster Road; thence, in a southeasterly direction along Old Lancaster Road 565.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of S. Warner Avenue and Old Lancaster Road and County Line Road; thence continuing in a northeasterly direction along S. Warner Avenue 328.5 feet to a point; thence, in a northwesterly direction 105.4 feet to a point; thence, in a northeasterly direction 119.7 feet to a point; thence, in a southeasterly direction 103.8 feet to a point along S. Warner Avenue; thence, in a northeasterly direction along S. Warner Avenue 356.2 feet to a point; thence, in a northwesterly direction 103.7 feet to a point; thence, in a southwesterly direction 50.6 feet to a point; thence, in a northwesterly direction 129.9 feet to a point along Thomas Avenue; thence, in a southwesterly direction along Thomas Avenue 45 feet to a point along Doyle Alley; thence, in a northwesterly direction along Doyle Alley 299.8 feet to a point; thence, in a southwesterly direction 182.1 feet to a point along Rees Avenue; thence, in a northwesterly direction along Rees Avenue 114.7 feet to a point at the intersection of Roberts Road; thence, in a northeasterly direction along Roberts Road 127.3 feet to a point; then

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northwesterly 92.5 feet to a point; thence, in a southwesterly direction 13.3 feet to a point; thence, in a northwesterly direction 47.8 feet to a point; thence, in a southwesterly direction 153.9 feet to a point; thence, in a northwesterly direction 83.1 feet to a point; thence, in a southwesterly direction 36.9 feet to a point; thence, in a southeasterly direction 107.4 feet to a point; thence, in a southwesterly direction 121.2 feet to a point; thence, in a southwesterly direction 103 feet to a point along County Line Road; thence, in a southeasterly direction along County Line Road 862.3 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Booth Lane and Old Lancaster Road, the intersection north of the railroad right-of-way; thence, continuing in a southeasterly direction along Old Lancaster Road 610 feet to a point; thence, in a southwesterly direction 242.6 feet to a point; thence, in a northwesterly direction 641 feet to a point along Booth Lane; thence, in a northeasterly direction along Booth Lane 87.3 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Lancaster Avenue and N. Buck Lane; thence, continuing in a northeasterly direction along N. Buck Lane 175 feet to a point; thence, in a northwesterly direction 110.5 feet to a point; thence, in a southwesterly direction 175 feet to a point along Lancaster Avenue; thence, in a southeasterly direction along Lancaster Avenue 110.5 feet to the first mentioned point of beginning.

BEGINNING at a point along Buck Lane 128.3 feet southwest of the intersection of Lancaster Avenue and Buck Lane; thence, in a southwesterly direction along Buck Lane 80 feet to a point; thence, in a northwesterly direction 124.8 feet to a point; thence, in a northeasterly direction 79.2 feet to a point; thence, in a southeasterly direction 124.7 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Tenmore Road and Old Buck Road; thence, in a northwesterly direction along Old Buck Road 93.6 feet to a point; thence, in a northeasterly direction 316.1 feet to a point; thence, in a southeasterly direction 96.6 feet to a point along Tenmore Road; thence, in a southwesterly direction along Tenmore Road 141.6 feet to a point; thence, in a southeasterly direction 93 feet to a point; thence, in a southwesterly direction 110.3 feet to a point; thence, in a northwesterly direction 91.7 feet to a point along Tenmore Road; thence, in a southwesterly direction along Tenmore Road 71.9 feet to the first mentioned point of beginning.

BEGINNING at a point along Old Buck Road 199.6 feet northwest of the intersection of Tenmore Road and Old Buck Road; thence, in a northwesterly direction along Old Buck Road 238.7 feet to a point; thence, in a northeasterly direction 141.3 feet to a point; thence, in a southeasterly direction 75.2 feet to a point; thence, in a southwesterly direction 25.6 feet to a point; thence, in a southeasterly direction 47.3 feet to a point; thence, in a southwesterly direction 3.8 feet to a point; thence, in a southeasterly direction 45.5 feet to a point; thence, in a southwesterly direction 25 feet to a point; thence, in a southeasterly direction 60 feet to a point; thence, in a southeasterly direction 92 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Booth Lane and Old Lancaster Road, the intersection south of the railroad right of way, thence, continuing in a northwesterly direction along Old Lancaster Road 296 feet to a point; thence in a northeasterly direction 34.7 feet to a point along the railroad right-of-way; thence, in a northwesterly direction along railroad right-of-way 656.2 feet to a point; thence, in a southeasterly direction 47.6 feet to a point; thence, in a northwesterly direction

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854.4 feet to a point; thence, in a southwesterly direction 155.6 feet to a point at the bend of Barrett Avenue; thence, in a southwesterly direction along Barrett Avenue 156.3 feet to a point; thence, in a southeasterly direction 396.5 feet to a point; thence, in a northeasterly direction 39.1 feet to a point; thence, in a southeasterly direction 331.7 feet to a point; thence, in a southwesterly direction 137.9 feet to a point along Old Lancaster Road; thence, in a northeasterly direction along Old Lancaster Road 258.1 feet to a point; thence, in a southwesterly direction 106.6 feet to a point; thence, in a southeasterly direction 52 feet to a point; thence, in a northeasterly direction 24.7 feet to a point; thence, in a southeasterly direction 100 feet to a point; thence, in a northeasterly direction 173.6 feet to a point along Old Lancaster Road; thence, in a southeasterly direction along Old Lancaster Road 170 feet to a point; thence, in a southerly direction 22 feet to a point; thence, in a southeasterly direction 112.9 feet to a point along N. Buck Lane; thence, in a southwesterly direction along N. Buck Lane 41 feet to a point; thence, in a southeasterly direction 190.1 feet to a point; thence in a southwesterly direction 160 feet to a point; thence in a northwesterly direction 75 feet to a point; thence, in a southwesterly direction 199 feet to a point along Lancaster Avenue; thence, in a southeasterly direction along Lancaster Avenue 150 feet to a point; thence, in a northeasterly direction 199 feet to a point; thence, in a southeasterly direction 131.4 feet to a point along Booth Lane; thence, in a northeasterly direction along Booth Lane 10 feet to a point; thence, in a southeasterly direction 123 feet to a point; thence, in a northeasterly direction 28.5 feet to a point; thence, in a northeasterly direction 15.8 feet to a point; thence, in a southeasterly direction 237.8 feet to a point along Llanalew Road; thence, in a southwesterly dierction along Llanalew Road 200 feet to a point along Lancaster Avenue; thence, in a southeasterly direction along Lancaster Avenue 267.3 feet to a point; thence, in a northeasterly direction 154.2 feet to a point; thence, in a southeasterly direction 118 feet to a point; thence, in a northeasterly dierction 57.4 feet to a point; thence, in a southeasterly direction 18.6 feet to a point; thence, in a southwesterly direction 18 feet to a point; thence, in a southeasterly direction 65.4 feet to a point; thence, in a southwesterly direction 46 feet to a point; thence, in a southwesterly direction 158.9 feet to a point; thence, in a northeasterly direction 140.2 feet to a point along Berkley Road; thence, in a southeasterly direction along Berkley Road 72.8 feet to a point; thence, in a northeasterly direction 117.3 feet to a point; thence, in a northwesterly direction 1,052.6 feet to a point along Booth Lane; thence, in a northeasterly direction along Booth Lane 47.8 feet to the first mentioned point of beginning.

BEGINNING at a point along N. Wyoming Avenue 117.6 feet northeast of the intersection of W. Lancaster Avenue and N. Wyoming Avenue; thence, in a southeasterly direction 110 feet to a point; thence in a northeasterly direction 173.2 feet to a point along the railroad right-of-way; thence, in a northwesterly direction along railroad right of way 340.4 feet to a point; thence, in a southwesterly direction 168.7 feet to a point; thence, in a southeasterly direction 19.4 feet to a point; thence, in a southeasterly direction 35 feet to a point; thence, in a southeasterly direction 94.4 feet to a point along N. Wyoming Avenue; thence, in a southwesterly direction along N. Wyoming Avenue 16.8 feet to the first mentioned point of beginning.

BEGINNING at a point along School House Lane 145 feet northeast of the intersection of Montgomery Avenue and School House Lane; thence, continuing in a northeasterly direction along School House Lane 250.7 feet to a point; thence, in a southwesterly direction 193.3 feet to a point; thence, in a southwesterly direction 91.7 feet to a point; thence, in a southeasterly direction 17.8 feet to a point; thence, in a southwesterly direction 69.4 feet to a point; thence, in a southeasterly direction 149.9 feet to a point; thence, in a southeasterly direction 200 feet to the first mentioned point of beginning.

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BEGINNING at the intersection of Llanfair Road and Church Road; thence, continuing in a northeasterly direction along Church Road 804.5 feet to a point; thence, in a northwesterly direction 163.5 feet to a point; thence, in a southwesterly direction 75.9 feet to a point; thence, in a southwesterly direction 248.9 feet to a point; thence, in a southwesterly direction 78 feet to a point; thence, in a southwesterly direction 71 feet to a point; thence, in a southwesterly direction 300 feet to a point along Llanfair Road; thence, continuing in a southeasterly direction along Llanfair Road 177 feet to the first mentioned point of beginning.

BEGINNING at a point along Brookhurst Avenue 78 feet southwest of the intersection of S. Woodbine Avenue and Brookhurst Avenue; thence, continuing in a northwesterly direction 150 feet to a point; thence, in a southwesterly direction 1,335.2 feet to a point; thence, in a southeasterly direction 105.8 feet to a point; thence, in a southwesterly direction 37.8 feet to a point; thence, in a southeasterly direction 139.3 feet to a point; thence, in a southwesterly direction 212.8 feet to a point; thence, in a southeasterly direction 215 feet to a point; thence, in a southwesterly direction 100 feet to a point; thence, in a southeasterly direction 118.9 feet to a point along Brookhurst Avenue; thence, continuing in a northeasterly direction along Brookhurst Avenue 44.2 feet to a point; thence, in a southeasterly direction 119.5 feet to a point; thence, in a northeasterly direction 267.5 feet to a point; thence, in a southeasterly direction 234.9 feet to a point; thence, in a southwesterly direction 33.3 feet to a point; thence, in a southeasterly direction 155.2 feet to a point; thence, in a northeasterly direction 140.9 feet to a point along Schiller Avenue; thence, continuing in a northwesterly direction along Schiller Avenue 37.9 feet to a point; thence in a northeasterly direction 290 feet to a point along Cleveland Avenue; thence, continuing in a southeasterly direction along Cleveland Avenue 44 feet to a point; thence, in a northwesterly direction 83.2 feet to a point; thence, in a northeasterly direction 87.6 feet to a point; thence, in a northeasterly direction 55.7 feet to a point; thence, in a southeasterly direction 2 feet to a point; thence, in a northeasterly direction 25.5 feet to a point; thence, in a northeasterly direction 35.8 feet to a point; thence, in a northwesterly direction 95.9 feet to a point along Brookhurst Avenue; thence, continuing in a northeasterly direction along Brookhurst Avenue 107.7 feet to the first mentioned point of beginning.

BEGINNING at the intersection of W. Rock Hill Road and Conshohocken State Road (SR-23); thence, continuing in a northwesterly direction along W. Rock Hill Road 196 feet to a point; thence, in a northwesterly direction 461.8 feet to a point along Conshohocken State Road (SR- 23); thence, in a southeasterly direction along Conshohocken State Road (SR-23) 328.7 feet to a point at the intersection of Cornell Road; thence, continuing in a northeasterly direction along Cornell Road 232 feet to a point; thence, in a northwesterly direction 117.2 feet to a point; thence, in a northeasterly direction 424.5 feet to a point; thence, in a southeasterly direction 156.2 feet to a point along Cornell Road; thence, continuing in a southwesterly along Cornell Road 12.9 feet to a point; thence, in a southeasterly direction 81.2 feet to a point; thence, in a southeasterly direction 141.1 feet to a point; thence, in a southeasterly direction 140.9 feet to a point; thence, in a southeasterly direction 148.2 feet to a point; thence, in a southwesterly direction 102.9 feet to a point along Stradone Road; thence, continuing in a southeasterly direction along Stradone Road 4.9 feet to a point; thence, in a southwesterly direction 209.3 feet to a point along Kenmare Road; thence, in a northwesterly direction along Kenmare Road 27.6 feet to a point; thence, in a southwesterly direction 137 feet to a point; thence, in a northwesterly direction 141 feet to a point; thence, in a southwesterly direction 139.9 feet to a point along Conshohocken State Road (SR 23); thence, continuing in a southeasterly direction along Conshohocken State Road (SR-23) 101.4 feet to the first mentioned point of beginning.

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BEGINNING at the intersection of Tregaron Road and Bentley Avenue; thence, continuing in a northeasterly direction along Bentley Avenue 165.4 feet to a point; thence, in a southeasterly direction 152.8 feet to a point; thence, in a northwesterly direction 20.3 feet to a point; thence, in a southeasterly direction 110 feet to a point; thence, in a southwesterly direction 136.9 feet to a point along Tregaron Road; thence, continuing in a northwesterly direction 216.3 feet to the first mentioned point of beginning.

BEGINNING at a point along Tregaron Road 138 feet southeast of the intersection of Lodges Lane and Tregaron Road; thence, continuing in a southeasterly direction along Tregaron Road 30 feet to a point; thence, in a northeasterly direction 140 feet to a point; thence, in a southeasterly direction 215.8 feet to a point; thence, in a southwesterly direction 243.8 feet to a point; thence, in a northwesterly direction 211.7 feet to a point; thence, in a northeasterly direction 4.7 feet to a point; thence, in a northwesterly direction 30 feet to a point; thence, in a northeasterly direction 100 feet to the first mentioned point of beginning.

BEGINNING at a point along Parsons Avenue 147 feet northeast of the intersection of Ford Road and Parsons Avenue; thence, continuing in a northeasterly direction along Parsons Avenue 17.8 feet to a point; thence, in a northwesterly direction 71 feet to a point; thence, in a northeasterly direction 41.1 feet to a point; thence in a southeasterly direction 67.5 feet to a point along Parsons Avenue; thence, in a northeasterly direction along Parsons Avenue 12 feet to a point; thence, in a northwesterly direction 127.5 feet to a point; thence, in a northeasterly direction 202.7 feet to a point; thence, in a southeasterly direction 111.5 feet to a point; thence, in a southwesterly direction 32.1 feet to a point along Parsons Avenue; thence, continuing in a southeasterly direction along Parsons Avenue 98.5 feet to a point; thence, in a southeasterly direction 223 feet to a point; thence, in a northwesterly direction 120 feet to a point; thence, in a northwesterly direction 90.4 feet to the first mentioned point of beginning.

BEGINNING at a point along Kent Road 127.8 feet northwest of the intersection of Montgomery Avenue and Kent Road; thence, continuing in a northwesterly direction along Kent Road 92 feet to a point; thence, in a southwesterly direction 89 feet to a point; thence, in a northwesterly direction 26.3 feet to a point; thence, in a northwesterly direction 79.2 feet to a point; thence, in a northwesterly direction 75.1 feet to a point; thence, in a southwesterly direction 377.7 feet to a point along Pembroke Road; thence, continuing in a southeasterly direction along Pembroke Road 87.2 feet to a point; thence, in a southwesterly 150 feet to a point; thence, in a northwesterly direction 395 feet to a point; thence, in a southeasterly direction 150 feet to a point along Pembroke Road; thence, continuing in a southeasterly direction along Pembroke Road 22.3 feet to a point; thence, in a northeasterly direction 232.5 feet to a point; thence, in a northwesterly direction 10 feet to a point; thence, in a northeasterly direction 150 feet to a point along Kent Road; thence, continuing in a southeasterly direction along Kent Road 3.6 feet to a point; thence, in a northeasterly direction 150 feet to a point; thence, in a southeasterly direction 560 feet to a point; thence in a southwesterly direction 150 feet to the first mentioned point of beginning.

BEGINNING at the intersection of N. Latches Lane and Old Lancaster Road; thence, continuing in a northeasterly direction along N. Latches Lane 470.6 feet to a point; thence, in a northwesterly direction 72.7 feet to a point; thence, in a southwesterly direction 470.3 feet to a point along Old Lancaster Road; thence, continuing in a southeasterly direction along Old Lancaster Road 149.3 feet to the first mentioned point of beginning.

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BEGINNING at the intersection of Maple Avenue and Union Avenue; thence, continuing in a northeasterly direction along Union Avenue 215.1 feet to a point; thence, in a northwesterly direction 198 feet to a point; thence, in a northeasterly direction 50 feet to a point; thence, in a northwesterly direction 511.4 feet to a point; thence, in a northeasterly direction 219 feet to a point along Birch Avenue; thence, continuing in a northwesterly direction along Birch Avenue 9 feet to a point; thence, in a northeasterly direction 171.4 feet to a point; thence, in a southeasterly direction 284.8 feet to a point; thence, in a southwesterly direction 26.7 feet to a point; thence, in a southeasterly direction 216.1 feet to a point; thence, in a northeasterly direction 18.3 feet to a point; thence, in a southeasterly direction 221 feet to a point along Union Avenue; thence, continuing in a northeasterly direction along Union Avenue 286.1 feet to a point at the intersection with Bryn Mawr Avenue; thence, continuing in a southeasterly direction along Bryn Mawr Avenue 255.1 feet to a point at the intersection of Upland Terrace; thence, in southwesterly direction along Upland Terrace 737.5 feet to a point; thence, in a northwesterly direction 128 feet to a point; thence, in a southwesterly direction 227.8 feet to a point along Maple Avenue; thence, continuing in a northwesterly direction along Maple Avenue 126.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Union Avenue and Hazel Lane; thence, continuing in a northwesterly direction along Hazel Lane 147.5 feet to a point; thence, in a northwesterly direction 25 feet to a point; thence, in a southeasterly direction 17 feet to a point; thence, in a southwesterly direction 108.4 feet to a point; thence, in a northwesterly direction 90 feet to a point; thence, in a northeasterly direction 102.3 feet to a point; thence, in a northwesterly direction 30 feet to a point; thence, in a northeasterly direction 9 feet to a point; thence, in a northwesterly direction 48.3 feet to a point; thence, in a southwesterly direction 9 feet to a point; thence, in a northwesterly direction 67.6 feet to a point; thence, in a southwesterly direction 7.4 feet to a point; thence, in a northwesterly direction 331.8 feet to a point; thence, in a northeasterly direction 19.7 feet to a point; thence, in a northeasterly direction 82.4 feet to a point along Cynwyd Road; thence, continuing in a southeasterly direction along Cynwyd Road 5 feet to a point; thence, in a northeasterly direction 97.8 feet to a point; thence, in a southeasterly direction 118.3 feet to a point; thence, in a northeasterly direction 83 feet to a point along Heather Road; thence, continuing in a southwesterly direction along Heather Road 23.5 feet to a point; thence, in a northeasterly direction 48 feet to a point; thence, in a southwesterly direction 110 feet to a point along Cynwyd Road; thence, continuing in a northeasterly direction 10 feet to a point; thence, in a southeasterly direction 110 feet to a point; thence, in a southwesterly direction 36 feet to a point; thence, in a southeasterly direction 106.1 feet to a point along Chestnut Avenue; thence, continuing in a northeasterly direction along Chestnut Avenue 17.6 feet to a point; thence, in a southeasterly direction 216.5 feet to a point along Union Avenue; thence, continuing in a southwesterly direction along Union Avenue 52.4 feet to a point; thence, in a southeasterly direction 73 feet to a point; thence, in a northeasterly direction 196.3 feet to a point along Bala Avenue; thence, continuing in a southeasterly direction along Bala Avenue 895.7 feet to a point; thence, in a southwesterly direction 375.2 feet to a point; thence, in a southeasterly direction 48.1 feet to a point; thence, in a southwesterly direction 123.5 feet to a point; thence, in a southeasterly direction 20 feet to a point; thence, in a southwesterly direction 17 feet to a point; thence, in a northwesterly direction 72.5 feet to a point at the intersection of Heckamore Avenue; thence, continuing in a northwesterly direction along Heckamore Avenue 367.8 feet to a point; thence, in a northeasterly direction 145.4 feet to a point; thence, in a northwesterly direction 125.6 feet to a point; thence, in a northeasterly direction 227.4 feet to a point; thence, in a northwesterly direction 148.2 feet to a point along Aberdale Road; thence, continuing in a northeasterly direction along Aberdale Road 18 feet to a point; thence, in a

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northwesterly direction 69.1 feet to a point; thence, in a southwesterly direction 20 feet to a point; thence, in a northwesterly direction 74.4 feet to a point; thence, in a southwesterly direction 80 feet to a point; thence, in a southeasterly direction 26.5 feet to a point; thence, in a southwesterly direction 124.4 feet to a point along Hazel Lane; thence, continuing in a northwesterly direction along Hazel Lane 173.6 feet to the first mentioned point of beginning.

BEGINNING at a point along Old Lancaster Road 121.4 feet southeast of the intersection of Upland Terrace and Old Lancaster Road; thence, continuing in a southeasterly direction along Old Lancaster Road 469.7 feet to a point; thence, in a southwesterly direction 614.9 feet to a point along Orchard Road; thence, continuing in a northwesterly direction along Orchard Road 316 feet to a point; thence, in a southwesterly direction 18.5 feet to a point; thence, in a northwesterly direction 156.7 feet to a point; thence, in a northeasterly direction 557 feet to the first mentioned point of beginning.

BEGINNING at a point along Edgehill Road 138 feet southwest of the intersection of Oakland Terrace and Edgehill Road; thence continuing in a southwesterly direction along Edgehill Road 65 feet to a point; thence, in a northwesterly direction 172.7 feet to a point; thence, in a northeasterly direction 65 feet to a point; thence in a southeasterly direction 172.7 feet to the first mentioned point of beginning.

BEGINNING at point along Bryn Mawr Avenue 146.8 feet southeast of the intersection of Edgehill Road and Bryn Mawr Avenue; thence, continuing in a southeasterly direction along Bryn Mawr Avenue 75 feet to a point; thence, in a southwesterly direction 207.8 feet to a point; thence, in a southeasterly direction 10 feet to a point; thence, in a southwesterly direction 365.1 feet to a point; thence, in a northwesterly direction 57.5 feet to a point; thence, in a northeasterly direction 186 feet to a point along Hampton Terrace; thence, continuing in a northwesterly direction along Hampton Terrace 50 feet to a point; thence, in a northeasterly direction 187 feet to a point; thence, in a southeasterly direction 22.5 feet to a point; thence, in a northeasterly direction 200 feet to the first mentioned point of beginning.

BEGINNING at the intersection of S. Highland Avenue and Idris Road; thence, continuing in a southwesterly direction along Idris Road 457.7 feet to a point; thence, continuing in a southwesterly direction 178 feet to a point; thence, in a southwesterly direction 51.7 feet to a point; thence, in a northeasterly direction 29.3 feet to a point; thence, in a northwesterly direction 113.1 feet to a point along Beacom Lane; thence, continuing in a southwesterly direction along Beacom Lane 130.9 feet to a point; thence, in a northwesterly direction 170.5 feet to a point; thence, in a northeasterly direction 40.3 feet to a point; thence, in a northwesterly direction 236.3 feet to a point along S. Highland Avenue; thence, continuing in a northeasterly direction along S Highland Avenue 450.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of E. Wynnewood Road and Rockland Avenue; thence, continuing in a northeasterly direction along Rockland Avenue 974.1 feet to a point; thence, in a southeasterly direction 794.7 feet to a point; thence, in a southwesterly direction 220.2 feet to a point; thence, in a northwesterly direction 291.6 feet to a point; thence, in a southwesterly direction 692.6 feet to a point along E. Wynnewood Road; thence, continuing in a northwesterly direction along E Wynnewood Road 503.9 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Lancaster Avenue and Cloverhill Road; thence, continuing in a northeasterly direction along Clover Hill Road 911.6 feet to a point at the intersection of

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Williams Road; thence, continuing in a northwesterly direction along Williams Road 160.2 feet to a point; thence, in a southwesterly direction 220 feet to a point; thence, in a southwesterly direction 64.7 feet to a point; thence, in a southwesterly direction 62.9 feet to a point; thence, in a southwesterly direction 276.7 feet to a point; thence, in a southwesterly direction 70.4 feet to a point; thence, in a southwesterly direction 105.4 feet to a point; thence, in a northwesterly direction 149.3 feet to a point; thence, in a southwesterly direction 164.9 feet to a point along Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 289.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of City Avenue and Rockglen Road; thence, continuing in a southwesterly direction along City Avenue 373 feet to a point; thence, in a northwesterly direction 441 feet to a point along Surrey Lane; thence, continuing in a northeasterly direction along Surrey Lane 245 feet to a point; thence, in a northwesterly direction 968.5 feet to a point; thence, in a northwesterly direction 85.7 feet to a point; thence, in a northwesterly direction 105.1 feet to a point; thence, in a northeasterly direction 367.7 feet to a point along Beverly Road; thence, continuing in a southeasterly direction along Beverly Road 62.5 feet to a point; thence, in a northeasterly direction 116.1 feet to a point; thence, in a southeasterly direction 225.8 feet to a point; thence, in a southwesterly direction 42 feet to a point, thence, in a southeasterly direction 123.6 feet to a point; thence, in a northeasterly direction 83 feet to a point; thence, in a northeasterly direction 141.3 feet to a point along Haverford Road; thence, continuing in a southeasterly direction along Haverford Road 1,300.1 feet to a point; thence in a southwesterly direction 144.8 feet to a point; thence, in a southeasterly direction 21.5 feet to a point; thence, in a southwesterly direction 565.3 feet to a point along Rockglen Road; thence, continuing in a southeasterly direction along Rockglen Road 142.9 feet to the first mentioned point of beginning.

BEGINNING at a point along Rockglen Road 116 feet southeast of the intersection of Manoa Road and Rockglen Road; thence, continuing in a southeasterly direction along Rockglen Road 205.6 feet to a point; thence, in a northeasterly direction 171 feet to a point; thence, in a southeasterly direction 100 feet to a point; thence, in a northeasterly direction 27.5 feet to a point; thence, in a northwesterly direction 100 feet to a point; thence, in a northeasterly direction 53 feet to a point; thence, in a northwesterly direction 81.4 feet to a point; thence, in a northeasterly direction 80.2 feet to a point; thence, in a southeasterly direction 1.42 feet to a point; thence, in a northeasterly direction 31.5 feet to a point; thence, in a northwesterly direction 116.2 feet to a point; thence, in a southwesterly direction 30 feet to a point; thence, in a southeasterly direction 100 feet to a point; thence, in a southwesterly direction 340.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Trent Road and Drayton Lane; thence, continuing in a northeasterly direction along Drayton Lane 540.8 feet to a point; thence, in a southeasterly direction 122.5 feet to a point; thence, in a southwesterly direction 176.3 feet to a point; thence, in a southeasterly direction 726.7 feet to a point; thence, in a southwesterly direction 127.2 feet to a point along Rockglen Road; thence, continuing in a northwesterly direction along Rockglen Road 53 feet to a point; thence, in a southwesterly direction 247.7 to a point along Trent Road; thence, continuing in a northwesterly direction along Trent Road 10 feet to a point; thence, in a southwesterly direction 392.3 feet to a point; thence, in a southwesterly direction 106.6 feet to a point along Henley Road; thence, continuing in a southeasterly direction 247 feet to a point along Harrogate Road; thence, in a southeasterly direction along Harrogate Road 37 feet to a point; thence, in a southwesterly direction 370.6 feet to a point; thence, in a northwesterly direction

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along the Township boundary line 1,191.4 feet to a point; thence, in a northeasterly direction 125.8 feet to a point along Crosshill Road; thence, continuing in a southeasterly direction along Crosshill Road 38 feet to a point; thence, in a northeasterly direction 493 feet to a point along Henley Road; thence, continuing in a northwesterly direction along Henley Road 134.4 feet to a point; thence, in a northeasterly direction 127.5 feet to a point; thence, in a northwesterly direction 56.8 feet to a point; thence, in a northeasterly direction 118 feet to a point along Trent Road; thence, continuing in a southeasterly direction along Trent Road 559.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Suffolk Lane and Haverford Road; thence, continuing in a southwesterly direction along Suffolk Lane 574.5 feet to a point; thence, in a northwesterly direction 122.5 feet to a point; thence, in a northeasterly direction 601.4 feet to a point along Haverford Road; thence, continuing in a southeasterly direction along Haverford Road 127 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Haverford Road and Beechwood Road; thence, continuing in a southwesterly direction along Beechwood Road 309.7 feet to a point; thence, in a southeasterly direction 177.3 feet to a point; thence, in a northeasterly direction 377.3 feet to a point along Haverford Road; thence, continuing in a northwesterly direction along Haverford Road 195.3 feet to the first mentioned point of beginning.

BEGINNING at a point along Righters Ferry Road 98.5 feet northeast of the intersection of Lindy Lane; thence, continuing in a northeasterly direction along Righters Ferry Road 415.7 feet to a point; thence, in a southeasterly direction 202.1 feet to a point; thence, in a southwesterly direction 28.6 feet to a point; thence, in a southwesterly direction 217.1 feet to a point; thence, in a southeasterly direction 15.9 feet to a point; thence, in a southwesterly direction 187.3 feet to a point; thence, in a northwesterly direction 136.5 feet to the first mentioned point of beginning.

BEGINNING at a point along Righters Ferry Road 642 feet northeast of the intersection of Lindy Lane; thence, continuing in a northeasterly direction along Righters Ferry Road 100 feet to a point; thence, in a southeasterly direction 261.2 feet to a point; thence, in a southwesterly direction 62.9 feet to a point; thence, in a northwesterly direction 242.7 feet to the first mentioned point of beginning.

BEGINNING at a point along Righters Ferry Road 1,220.6 feet northeast of the intersection of Lindy Lane; thence, continuing in a northeasterly direction along Righters Ferry Road 22 feet to a point; thence, in a southeasterly direction 16.5 feet to a point; thence, in a southeasterly direction 30.4 feet to a point; thence, in a southeasterly direction 110.4 feet to a point; thence, in a southwesterly direction 108.3 feet to a point; thence, in a northwesterly direction 80.7 feet to a point; thence, in a northeasterly direction 50 feet to a point; thence, in a northwesterly direction 16.5 feet to the first mentioned point of beginning.

BEGINNING at a point along Righters Ferry Road 277.2 feet southeast of the intersection of Monument Road and Righters Ferry Road; thence, continuing in a southwesterly direction along Righters Ferry Road 100 feet to a point; thence, in a northwesterly direction 100 feet to a point; thence, in a northeasterly direction 100 feet to a point; thence, in a southeasterly direction 100 feet to the first mentioned point of beginning.

BEGINNING at a point along Righters Ferry Road 178.4 feet southeast of the intersection of

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Monument Road and Righters Ferry Road; thence, continuing in a southwesterly direction along Righters Ferry Road 50 feet to a point; thence, in a southeasterly direction 108.6 feet to a point; thence, in a southeasterly direction 9 feet to a point; thence, in a northeasterly direction 31 feet to a point; thence, in a southeasterly direction 4.3 feet to a point; thence, in a northeasterly direction 33 feet to a point; thence, in a northwesterly direction 131.7 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Argyle Road and Church Road; thence, continuing in a northeasterly direction along Church Road 508.5 feet to a point; thence, in a southeasterly direction 476.5 feet to a point along Chatham Road; thence, continuing in a northeasterly direction along Chatham Road 7 feet to a point; thence, in a southeasterly direction 122 feet to a point; thence, in a southwesterly direction 470 feet to a point; thence, in a southwesterly direction 385 feet to a point along Argyle Road; thence, continuing in a northwesterly direction along Argyle Road 496 feet to the first mentioned point of beginning.

BEGINNING at a point along Cricket Avenue 109.4 feet southwest of the intersection of Cricket Avenue and Sheldon Lane; thence, continuing in a southwesterly direction along Cricket Avenue 869.9 feet to a point at the intersection of E. Spring Avenue; thence, continuing in a southeasterly direction along E. Spring Avenue 250.3 feet to a point; thence, in a northeasterly direction 143.4 feet to a point; thence, in a southeasterly direction 105.5 feet to a point along Sheldon Lane; thence, continuing in a northeasterly direction along Sheldon Lane 82 feet to a point; thence, in a southeasterly direction 158.3 feet to a point; thence, in a northeasterly direction 235.3 feet to a point; thence, in a northwesterly direction 38.8 feet to a point; thence, in a northeasterly direction 176.5 feet to a point along Elm Avenue; thence, continuing in a northwesterly direction along Elm Avenue 303.9 feet to a point along Sheldon Lane; thence, continuing in a northeasterly direction along Sheldon Lane 187.8 feet to a point; thence, in a northwesterly direction 74.3 feet to a point along Cricket Avenue, being the first mentioned point of beginning.

BEGINNING at the intersection of E. Spring Avenue and Sheldon Lane; thence, continuing in a northeasterly direction along Sheldon Lane 149.4 feet to a point; thence, in a southeasterly direction 171.2 feet to a point along Walnut Avenue; thence, continuing in a northeasterly direction along Walnut Avenue 281.5 feet to a point; thence, in a southeasterly direction 109.2 feet to a point; thence, in a northeasterly direction 86.4 feet to a point; thence, in a northwesterly direction 146.4 feet to a point; thence in a northeasterly direction 133.3 feet to a point along Elm Avenue; thence, continuing in a northwesterly direction along Elm Avenue 346 feet to a point at the intersection of Sheldon Lane; thence, continuing in a northeasterly direction along Sheldon Lane 196 feet to a point; thence, in a southeasterly direction 91.5 feet to a point; thence in a southwesterly direction 2.3 feet to a point; thence, in a southeasterly direction 40 feet to a point; thence, in a northeasterly direction 250 feet to a point; thence, in a southeasterly direction 175 feet to a point along Walnut Avenue; thence, continuing in a northeasterly direction along Walnut Avenue 100 feet to a point; thence, in a southeasterly direction 200 feet to a point; thence, in a southwesterly direction 351.7 feet to a point; thence in a southeasterly direction 213.8 feet to a point along Simpson Road; thence, continuing, in a southwesterly direction along Simpson Road 10 feet to a point at the intersection of Drexel Road; thence, in a southeasterly direction along Drexel Road 267.2 feet to a point at the intersection of St. Pauls Road; thence, in a southeasterly direction along St. Pauls Road 20.8 feet to a point; thence, in a southeasterly direction 152.5 feet to a point; thence, in a northwesterly direction 26.3 feet to a point; thence, in a southeasterly direction 665.6 feet to a point; thence, in a northeasterly direction 748.2 feet to a

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point along E. Athens Avenue; thence, in a southeasterly direction along E. Athens Avenue 355.9 feet to a point; thence, in a southwesterly direction 1,037.8 feet to a point; thence, in a southeasterly direction 175 feet to a point along Sutton Road; thence, continuing in a southwesterly direction along Sutton Road 223 feet to a point along E. Spring Avenue; thence, in a northwesterly direction along E. Spring Avenue 1,397 feet to a point; thence, in a northeasterly direction 60 feet to a point; thence, in a northwesterly direction 102.1 feet to a point along Simpson Road; thence, continuing in a southwesterly direction along Simpson Road 61 feet to the intersection of E. Spring Avenue; thence, in a northwesterly direction along E. Spring Avenue 357.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of E. County Line Road and W. Wynnewood Road; thence, continuing in a northeasterly direction along W. Wynnewood Road 585.2 feet to a point at the intersection of E. Spring Avenue; thence in a northwesterly direction along E. Spring Avenue 2,085.8 feet to a point; thence, in a southwesterly direction 76 feet to a point; thence, in a northwesterly direction 130 feet to a point along Simpson Road; thence, in a southwesterly direction along Simpson Road 10 feet to a point; thence, in a northwesterly direction 157.9 feet to a point; thence in a southwesterly direction 17 feet to a point; thence, in a northwesterly direction 388.5 feet to a point; thence, in a northeasterly direction 88.4 feet to a point along E. Spring Avenue; thence, continuing in a northwesterly direction along E. Spring Avenue 809.4 feet to a point at the intersection of Ardmore Avenue; thence, in a southwesterly direction along Ardmore Avenue 184.4 feet to a point; thence, in a northwesterly direction 198.8 feet to a point; thence, in a southwesterly direction 28.8 feet to a point; thence, in a northwesterly direction 213.3 feet to a point along Greenfield Avenue; thence, continuing in a southwesterly direction along Greenfield Avenue 192.3 feet to a point; thence, in a northwesterly direction 182.6 feet to a point; thence, in a northeasterly direction 192.4 feet to a point; thence, in a southeasterly direction 61.4 feet to a point; thence, in a northeasterly direction 27 feet to a point; thence, in a northeasterly direction 23.1 feet to a point; thence, in a southeasterly direction 182.5 feet to a point; thence, in a northeasterly direction 3.5 feet to a point; thence, in a southeasterly direction 100 feet to a point; thence, in a northeasterly direction 45.3 feet to a point; thence, in a southeasterly direction 49.5 feet to a point; thence, in a southwesterly direction 91.8 feet to a point; thence, in a northwesterly direction 161.4 feet to a point along Greenfield Avenue; thence, continuing in a southwesterly direction along Greenfield Avenue 339 feet to a point at the intersection of W. County Line Road; thence, in a southeasterly direction 1,610.8 feet to a point; thence, in a northeasterly direction 43.9 feet to a point; thence, in a southeasterly direction 140.5 feet to a point; thence, in a northeasterly direction 8.6 feet to a point; thence, in a southeasterly direction 103.9 feet to a point; thence, in a northeasterly direction 37.1 feet to a point; thence in a southeasterly direction 26.1 feet to a point; thence, in a southwesterly direction 35.1 feet to a point; thence, in a southeasterly direction 260 feet to a point; thence, in a northeasterly direction 223.2 feet to a point; thence, in a southeasterly direction 135.4 feet to a point; thence, in a southwesterly direction 220.9 feet to a point; thence, in a southeasterly direction 151.4 feet to a point along Linwood Avenue; thence, continuing in a northeasterly direction along Linwood Avenue 51.5 feet to a point; thence, in a southeasterly direction 150 feet to a point; thence, in a southwesterly direction 48.4 feet to a point; thence, in a southeasterly direction 150 feet to a point along Edgemont Avenue; thence, continuing in a northeasterly direction along Edgemont Avenue 64.3 feet to a point; thence, in a southeasterly direction 150 feet to a point; thence, in a southwesterly direction 68 feet to a point; thence, in a southeasterly direction 153 feet to a point along Delmont Avenue; thence, continuing in a northeasterly direction along Delmont Avenue 11 feet to a point; thence, in a southeasterly direction 150 feet to a point; thence, in a northeasterly direction 78.5 feet to a point; thence, in a southeasterly direction 100 feet to a

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point; thence, in a northeasterly direction 10 feet to a point; thence, in a southeasterly direction 50 feet to a point; thence, in a southwesterly direction 157.6 feet to a point along E. County Line Road; thence, continuing in a southeasterly direction along E. County Line Road 741.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of W. Spring Avenue and Ardmore Avenue; thence, continuing in a northwesterly direction along W. Spring Avenue 603.3 feet to a point at the intersection with Greenfield Avenue; thence, in a northeasterly direction along Greenfield Avenue 104.3 feet to a point; thence, in a northwesterly direction 254 feet to a point; thence, in a southwesterly direction 230.1 feet to a point; thence, in a northwesterly direction 154.4 feet to a point along Holland Avenue; thence, continuing in a southwesterly direction along Holland Avenue 186 feet to a point; thence, in a southeasterly direction 114.1 feet to a point; thence, in a southwesterly direction 9.5 feet to a point; thence, in a southwesterly direction 50 feet to a point; thence, in a southeasterly direction 12 feet to a point; thence, in a southwesterly direction 4 feet to a point; thence, in a southeasterly direction 2.5 feet to a point; thence, in a southwesterly direction 5 feet to a point; thence, in a southwesterly direction 82.3 feet to a point along W. County Line Road; thence, continuing in a northwesterly direction along W. County Line Road 135 feet to a point at the intersection of Holland Avenue and the Township boundary line; thence, in a northwesterly direction along Township boundary line 235 feet to a point; thence, in a northeasterly direction along the arc distance of 137.7 feet to a point; thence, in a northeasterly direction 107.4 feet to a point; thence, in a northeasterly direction 30 feet to a point; thence, in a southeasterly direction 20 feet to a point; thence, in a northeasterly direction 161.2 feet to a point along W Spring Avenue; then northwesterly along W Spring Avenue 369.9 feet to a point at the intersection of Armat Avenue; thence, continuing in a northeasterly direction along Armat Avenue 332.5 feet to a point; thence, continuing in a northeasterly direction 517.5 feet to a point; thence, in a southeasterly direction 119.6 feet to a point; thence, in a northeasterly direction 100 feet to a point; thence, in a southeasterly direction 145 feet to a point along S. Wyoming Avenue; thence, continuing in a southwesterly direction along S. Wyoming Avenue 52.2 feet to a point; thence, in a southeasterly direction 265 feet to a point; thence, in a northeasterly direction 325.3 feet to a point; thence, in a southeasterly direction 160 feet to a point along Holland Avenue; thence, continuing in a northeasterly direction along Holland Avenue 98.2 feet to a point; thence, in a southeasterly direction 155.4 feet to a point; thence, in a southwesterly direction 743.2 feet to a point; thence, in a southeasterly direction 217.4 feet to a point along Greenfield Avenue; thence, continuing in a northeasterly direction along Greenfield Avenue 76.3 feet to a point; thence, in a southeasterly direction 293.3 feet to a point; thence, in a northeasterly direction 425 feet to a point; thence, in a southeasterly direction 295.3 feet to a point at the intersection of School Lane and Ardmore Avenue; thence, continuing in a southeasterly direction along School Lane 309 feet to a point; thence, in a northeasterly direction 135.8 feet to a point; thence, in a southeasterly direction 169.2 feet to a point; thence, in a southwesterly direction 135.8 feet to a point along School Lane; thence, continuing in a northwesterly direction along School Lane 33 feet to a point; thence, in a southwesterly direction 126.6 feet to a point; thence, in a southeasterly direction 171.3 feet to a point along Cricket Avenue; thence, continuing in a southwesterly direction along Cricket Avenue 550 feet to a point; thence, in a northwesterly direction 306 feet to a point; thence, in a southwesterly direction 149 feet to a point; thence, in a southeasterly direction 48.7 feet to a point; thence, in a southwesterly direction 168.4 feet to a point along W Spring Avenue; thence, continuing in a northwesterly direction along W Spring Avenue 354.9 feet to a point at the intersection of Ardmore Avenue; thence, in a southwesterly direction along Ardmore Avenue 48.9 feet to the first mentioned point of beginning.

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BEGINNING at the intersection of Armat Avenue and W. Spring Avenue; thence, continuing in a southeasterly direction along W. Spring Avenue 369.9 feet to a point; thence, in a southwesterly direction 149 feet to a point; thence, in a northwesterly direction 113.1 feet to a point; thence, in a northeasterly direction 14 feet to a point; thence, in a northwesterly direction 256.8 feet to a point; thence, in a northeasterly direction 135 feet to the first mentioned point of beginning.

BEGINNING at a point along Cricket Avenue 124 feet southwest of the intersection of E Athens Avenue and Cricket Avenue; thence, continuing in a southwesterly direction along Cricket Avenue 95.3 feet to a point; thence, in a southeasterly direction 185.2 feet to a point; thence, in a northeasterly direction 97.5 feet to a point; thence, in a northwesterly direction 188.1 feet to the first mentioned point of beginning.

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6. MDR2 Medium Density Residential District

MDR2 MDR2 MDR2 MDR2 MDR2 MDR2 001F006 001F096 002G230 005C092 006B433 009A431 001F007 001F148 002G231 005C094 006B434 009A432 001F008 001F297 002G232 005C095 006B435 009A474 001F009 001F298 002G262 005C096 006B436 009A483 001F010 001F299 002G287 005C097 006B437 009E193 001F011 001F300 002G288 005C122 006B438 009E225 001F012 001F301 002G298 005C123 006B542 009E226 001F013 001F302 002G299 005C140 006B564 009E227 001F014 001F303 002G300 005C141 006B572 009E228 001F015 001F304 002G301 005C142 006B574 009E229 001F016 001F305 002G457 005C366 006B575 009E230 001F017 001F306 002G457 005D173 006B584 009E231 001F018 001F307 002H110 005D278 006B585 009E232 001F019 001F308 003D209 006B043 006B592 009E233 001F020 001F312 003D345 006B044 006B702 009E234 001F021 001F313 003E036 006B045 006B703 009E235 001F022 001F314 004C187 006B046 006B704 009E236 001F023 001F315 004C215 006B047 006C025 009E238 001F024 001F316 004C216 006B048 006C026 009E239 001F025 001F317 004C232 006B049 006C076 009E243 001F026 001F318 004C234 006B050 006C077 009E244 001F027 001F319 004C235 006B182 006C130 009E245 001F028 001F320 004C255 006B224 007B032 009E246 001F029 001F321 004C356 006B234 007B037 009E247 001F030 001F322 004C357 006B312 007B049 009E248 001F031 001F323 004C358 006B313 007B050 009E249 001F032 001F324 004C359 006B314 007B059 009E250 001F033 001F325 004D052 006B316 007B061 010A012 001F034 001F326 004H225 006B317 007B062 010A077 001F035 001F327 005B001 006B319 007B067 010A078 001F036 001F328 005B002 006B322 007B116 010A079 001F037 001F329 005B003 006B323 007B117 010A080 001F038 001F330 005B004 006B324 007B118 010A081 001F039 001G033 005B005 006B325 007B122 010A082 001F040 001G034 005B006 006B326 007B123 010A177 001F041 001H003 005B012 006B328 007B124 010A194 001F042 001X036 005B013 006B329 007B125 010A275 001F043 001X037 005B014 006B330 007B126 010A279 001F044 001X038 005B015 006B331 007B142 010A285 001F045 001X039 005B016 006B332 007B143 010A286 001F046 001X040 005B017 006B334 007B144 010A288 001F047 001X041 005B018 006B336 007B145 010A289 001F048 001X042 005B019 006B337 007B148 010A290 001F049 001X043 005B136 006B339 007B184 010A291 001F050 001X044 005B139 006B346 007B310 010A511 001F051 001X045 005B140 006B383 008A001 010A512 001F052 001X046 005B641 006B384 008A002 006C004 (PT) 001F053 001X047 005B712 006B387 008A003 003D140 001F054 001X048 005B716 006B388 008A004 001F055 001X049 005B717 006B389 008A005

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MDR2 MDR2 MDR2 MDR2 MDR2 MDR2 001F056 001X050 005B718 006B390 008A006 001F057 001X051 005B719 006B391 008A007 001F058 001X052 005B720 006B392 008A008 001F059 001X053 005B721 006B393 008A009 001F060 001X054 005B722 006B394 008A010 001F061 001X055 005B723 006B395 008A011 001F062 001X056 005B806 006B396 008A012 001F063 001X057 005B828 006B397 008A013 001F064 001X058 005B868 006B398 008A014 001F065 001X059 005C009 006B405 008A015 001F066 001X060 005C010 006B431 008A085 001F067 001X061 005C011 006B432 009A001 001F068 001X062 005C013 009A002 001F073 001X063 005C037 009A003 001F074 001X064 005C038 009A004 001F075 001X065 005C057 009A005 001F076 001X066 005C058 009A006 001F077 001X067 005C059 009A007 001F078 001X068 005C060 009A017 001F079 001X069 005C063 009A018 001F080 001X070 005C064 009A019 001F081 001X071 005C065 009A020 001F082 001X072 005C066 009A021 001F083 001X073 005C067 009A022 001F084 001X074 005C068 009A023 001F085 001X075 005C069 009A024 001F086 001X076 005C070 009A025 001F087 001X097 005C071 009A026 001F088 001X098 005C083 009A027 001F089 001X099 005C085 009A116 001F090 001X100 005C086 009A217 001F091 001X101 005C087 009A422 001F092 001X102 005C088 009A428 001F093 001X103 005C089 009A429 001F094 002E053 005C090 009A430 001F095 002G228 005C091

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MDR2

BEGINNING at the intersection of Black Rock Road and Righters Mill Road; then northeasterly along Black Rock Road 211.6 feet to a point; thence, continuing in a southeasterly direction 104.5 feet to a point; thence, continuing in a southeasterly direction 108.5 feet to a point; thence, continuing in a southwesterly direction 93.8 feet to a point; thence, continuing in a northwesterly direction 1.5 feet to a point; thence, continuing in a southwesterly direction 135.2 feet to a point along Righters Mill Road; thence, continuing in a northwesterly direction along Righters Mill Road 227.3 feet to the first mentioned point of beginning.

BEGINNING at a point along Conshohocken State Road (SR-23) 118.5 feet southeast of the intersection of Conshohocken State Road (SR-23) and Youngs Ford Road; then southeasterly along Conshohocken State Road (SR-23) 82.5 feet to a point; thence, continuing in a northeasterly direction 243 feet to a point; thence, continuing in a southeasterly direction 173.6 feet to a point; thence, continuing in a northeasterly direction 153.4 feet to a point; thence, continuing in a northwesterly direction 307.1 feet to a point; thence, continuing in a southwesterly direction 223.8; thence, continuing in a southwesterly direction 19.3 feet to a point; thence, continuing in a southeasterly direction 25 feet to a point; thence, continuing in a southwesterly direction 153.6 feet to the first mentioned point of beginning.

BEGINNING at a point along Youngs Ford Road 107 feet southwest of the intersection of Hickory Lane; then northeasterly along Youngs Ford Road 131.6 feet to a point; thence, continuing in a northwesterly direction 102.2 feet to a point; thence, continuing in a northeasterly direction 85.9 feet to a point; thence, continuing in a southeasterly direction 102 feet to a point along Youngs Ford Road; thence, continuing in a northeasterly direction 50 feet to a point at the intersection of Youngs Ford Road and Youngs Ford Place; thence, continuing in a northwesterly direction along Youngs Ford Place 225.5 feet to a point; thence, continuing in a southeasterly direction 46.4 feet to a point; thence, continuing in a northeasterly direction 117.9 feet to a point; thence, continuing in a northwesterly direction 205.1 feet to a point; thence, continuing in a southwesterly direction 166.6 feet to a point; thence, continuing in a southeasterly direction 81.4 feet to a point; thence, continuing in a southwesterly direction 326.4 feet to a point; thence, continuing in a southeasterly direction 426.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Franklin Avenue and Montgomery Avenue; then southwesterly along Franklin Avenue 277.5 feet to a point; thence, continuing in a southeasterly direction 202.2 feet to a point; thence, continuing in a northeasterly direction 10 feet to a point; thence, continuing in a southeasterly direction 202.9 feet to a point along N. Roberts Road; thence, continuing in a northeasterly direction along N. Roberts Road 481.1 feet to a point; thence, continuing in a northwesterly direction 188.4 feet to a point; thence, continuing in a northwesterly direction 39.9 feet to a point; thence, continuing in a southwesterly direction 298.1 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 191.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Rees Avenue and Roberts Road; then northeasterly along Roberts Road 120 feet to a point along Doyle Alley; thence, continuing in a southeasterly direction along Doyle Alley 151.4 feet to a point; thence, continuing in a southwesterly direction

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182.1 feet to a point; thence, continuing in a northwesterly direction 111.7 feet to the first mentioned point of beginning.

BEGINNING at a point along N. Roberts Road 111.5 feet northeast of the intersection of N. Roberts Road and Lancaster Avenue; then northeasterly along N. Roberts Road 257.3 feet to a point; thence, continuing in a southeasterly direction 219 feet to a point; thence, continuing in a southwesterly direction 284 feet to a point; thence, continuing in a northwesterly direction 204.6 feet to the first mentioned point of beginning.

BEGINNING at a point along N. Warner Avenue 144.8 feet northeast of the intersection of Lancaster Avenue and N. Warner Avenue; thence, continuing in a southeasterly direction 136 feet to a point; thence, continuing in a northeasterly direction 269.8 feet to a point; thence, continuing in a northwesterly direction 215.4 feet to a point; thence, continuing in a southwesterly direction 209 feet to a point; thence, continuing in a southeasterly direction 111.3 feet to a point along N. Warner Avenue; thence, continuing in a southwesterly direction along N. Warner Avenue 30 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Old Lancaster Road and S. Merion Avenue; then northeasterly along S. Merion Avenue 244.4 feet to a point; thence, continuing in a southeasterly direction 342.5 feet to a point; thence, continuing in a southeasterly direction 19.5 feet to a point; thence, continuing in a southwesterly direction 254.3 feet to a point along Old Lancaster Road; thence, continuing in a northwesterly direction along Old Lancaster Road 393.5 feet to the first mentioned point of beginning.

BEGINNING at a point along Prospect Avenue 324.1 feet northeast of the intersection of Old Lancaster Road and Prospect Avenue; then northeasterly along Prospect Avenue 106.9 feet to a point; thence, continuing in a southeasterly direction 103.2 feet to a point; thence, continuing in a southwesterly direction 90 feet to a point; thence, continuing in a northwesterly direction 104 feet to the first mentioned point of beginning.

BEGINNING at the intersection of W. Old Railroad Avenue and County Line Road; then northwesterly along W. Old Railroad Avenue 547.7 feet to a point; thence, continuing in a southwesterly direction 69.1 feet to a point; thence, continuing in a southeasterly direction 64.1 feet to a point; thence, continuing in a southeasterly direction 63.7 feet to a point; thence, continuing in a northeasterly direction 4.9 feet to a point; thence, continuing in a southeasterly direction 176.4 feet to a point; thence, continuing in a southwesterly direction 28.7 feet to a point; thence, continuing in a southeasterly direction 57.2 feet to a point; thence, continuing in a northeasterly direction 25.4 feet to a point; thence, continuing in a southeasterly direction 48 feet to a point; thence, continuing in a southwesterly direction 20 feet to a point; thence, continuing in a southeasterly direction 69.3 feet to a point along County Line Road; thence, continuing in a northeasterly direction along County Line Road 135.1 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Montgomery Avenue and Booth Lane, then southeasterly along Montgomery Avenue 442 feet to a point; thence, continuing in a southwesterly direction 266.1 feet to a point along Old Lancaster Road; thence, continuing in a northwesterly direction along Old Lancaster Road 204.2 feet to a point; thence, continuing in a northeasterly direction 207.7 feet to a point; thence, continuing in a northwesterly direction 146.2 feet to a point along Booth Lane; thence, continuing in a northeasterly direction along Booth Lane 133 feet to the first

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mentioned point of beginning.

BEGINNING at the intersection of Montgomery Avenue and Haverford Station Road; then southwesterly along Haverford Station Road 335.2 feet to a point; thence, continuing in a southeasterly direction 355.3 feet to a point; thence, continuing in a northeasterly direction 127.8 feet to a point; thence, continuing in a northwesterly direction 63.5 feet to a point; thence, continuing in a northeasterly direction 188.3 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 381.4 feet to the first mentioned point of beginning.

BEGINNING at a point along Berkley Road 93.3 feet northwest of the intersection of Haverford Station Road and Berkley Road; thence, continuing in a northwesterly direction along Berkey Road 89 feet to a point; thence, continuing in a southwesterly direction 152.2 feet to a point; thence, continuing in a southeasterly direction 89.4 feet to a point; thence, continuing in a northeasterly direction 150.7 feet to the first mentioned point of beginning.

BEGINNING at a point along Lancaster Avenue 178.8 feet northwest of the intersection of Lancaster Avenue and Haverford Station Road; then northwesterly along Lancaster Avenue 353.2 feet to a point; thence, continuing in a northeasterly direction 154.2 feet to a point; thence, continuing in a southeasterly direction 118 feet to a point; thence, continuing in a northeasterly direction 57.4 feet to a point; thence, continuing in a southeasterly direction 18.6 feet to a point; thence, continuing in a southwesterly direction 18 feet to a point; thence, continuing in a southeasterly direction 65.4 feet to a point; thence, continuing in a southwesterly direction 46 feet to a point; thence, continuing in a northwesterly direction 15.1 feet to a point; thence, continuing in a southwesterly direction 12 feet to a point; thence, continuing in a southeasterly direction 167 feet to a point; thence, continuing in a southwesterly direction 140 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Lancaster Avenue and Llanalew Road; then northeasterly along Llanalew Road 198.6 feet to a point; thence, continuing in a northwesterly direction 237.8 feet to a point; thence, continuing in a southwesterly direction 15.3 feet to a point; thence, continuing in a southwesterly direction 26.3 feet to a point; thence, continuing in a northwesterly direction 123 feet to a point along Booth Lane; thence, continuing in a southwesterly direction along Booth Lane 10.6 feet to a point; thence, continuing in a northwesterly direction 131.2 feet to a point; thence, continuing in a southwesterly direction 199 feet to a point along Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 488.6 feet to the first mentioned point of beginning.

BEGINNING at a point along Old Lancaster Road 112 feet southeast of the intersection of Barrett Avenue and Old Lancaster Road; then southeasterly along Old Lancaster Road 170.1 feet to a point; thence, continuing in a southeasterly direction 22 feet to a point; thence, continuing in a southeasterly direction 112 feet to a point along N. Buck Lane; thence, continuing in a southwesterly direction along N. Buck Lane 41.8 feet to a point; thence, continuing in a southeasterly direction 190.1 feet to a point; thence, continuing in a southwesterly direction 160 feet to a point; thence, continuing in a northwesterly direction 75 feet to a point; thence, continuing in a northeasterly direction 10 feet to a point; thence, continuing in a northwesterly direction 115.7 feet to a point along N. Buck Lane; thence, continuing in a southwesterly direction along N. Buck Lane 34 feet to a point; thence, continuing in a northwesterly direction 219.5 feet to a point; thence, continuing in a southwesterly direction 12.3 feet to a point; thence,

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continuing in a northwesterly direction 50 feet to a point; thence, continuing in a northeasterly direction 173.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Price Street and Ashland Avenue; then northeasterly along Price Street 117.2 feet to a point; thence, continuing in a southeasterly direction 95.9 feet to a point; thence, continuing in a northeasterly direction 11.6 feet to a point; thence, continuing in a northwesterly direction 23.5 feet to a point; thence, continuing in a northeasterly direction 112.8 feet to a point; thence, continuing in a southeasterly direction 236.1 feet to a point along Ashland Avenue; thence, continuing in a southwesterly direction along Ashland Avenue 366.3 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Righters Ferry Road and Belmont Avenue; then northeasterly along Righters Ferry Road 2,005.5 feet to a point; thence, continuing in a northwesterly direction 100 feet to a point; thence, continuing in a northeasterly direction 100 feet to a point; thence, continuing in a northwesterly direction 175.9 feet to a point; thence, continuing in a southwesterly direction 169.9 feet to a point; thence, continuing in a southwesterly direction 224.5 feet to a point; thence, continuing in a southwesterly direction 90.3 feet to a point; thence, continuing in a southwesterly direction 141.2 feet to a point; thence continuing in a southwesterly direction 78.5 feet to a point; thence, continuing in a southwesterly direction 40 feet to a point; thence, continuing in a southwesterly direction 44.6 feet to a point; thence, continuing in a northwesterly direction 118.7 feet to a point; thence, continuing in a northwesterly direction 101.1 feet to a point; thence, continuing in a northwesterly direction 138.3 feet to a point; thence, continuing in a southwesterly direction 133.2 feet to a point; thence, continuing in a southwesterly direction 98.3 feet to a point; thence, continuing in a southwesterly direction 100.4 feet to a point; thence, continuing in a southwesterly direction 150 feet to a point; thence, continuing in a southeasterly direction 28.58; thence, continuing in a southwesterly direction 147.6 feet to a point; thence, continuing in a southwesterly direction 106.7 feet to a point; thence, continuing in a southwesterly direction 80.2 feet to a point; thence, continuing in a southwesterly direction 141.5 feet to a point; thence, continuing in a southwesterly direction 68.8 feet to a point; thence, continuing in a southwesterly direction 122.6 feet to a point; thence, continuing in a southwesterly direction 41.5 feet to a point along Belmont Avenue; thence, continuing in a southeasterly direction along Belmont Avenue 311.7 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Clywyd Road and St. Asaphs Road; then northwesterly along Clywyd Road 272.2 feet to a point; thence, continuing in a southwesterly direction 288.7 feet to a point; thence, continuing in a northwesterly direction 40 feet to a point; thence, continuing in a southwesterly direction 120 feet to a point; thence, continuing in a southeasterly direction 40 feet to a point; thence, continuing in a southwesterly direction 90 feet to a point; thence, continuing in a southeasterly direction 275 feet to a point along St. Asaphs Road; thence, continuing in a northeasterly direction along St. Asaphs Road 507.4 feet to the first mentioned point of beginning.

BEGINNING at a point along Montgomery Avenue 227.2 feet northeast of the intersection of Cynwyd Road and Montgomery Avenue; then southwesterly along Montgomery Avenue 1,305.8 feet to a point; thence, continuing in a northwesterly direction 233.3 feet to a point; thence, continuing in a northeasterly direction 121 feet to a point; thence, continuing in a southeasterly direction 75.1 feet to a point; thence, continuing in a southeasterly direction 79.2 feet to a point; thence, continuing in a southeasterly direction 26.3 feet to a point; thence, continuing in a

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northeasterly direction 89 feet to a point along Kent Road; thence, continuing in a southeasterly direction along Kent Road 92.1 feet to a point; thence, continuing in a northeasterly direction 150 feet to a point; thence, continuing in a southeasterly direction 17 feet to a point; thence, continuing in a southeasterly direction 60 feet to a point; thence, continuing in a northeasterly direction 160 feet to a point along Bryn Mawr Avenue; thence, continuing in a southeasterly direction along Bryn Mawr Avenue 43.6 feet to a point; thence, continuing in a northeasterly direction 171.2 feet to a point; thence, continuing in a southeasterly direction 21.7 feet to a point; thence, continuing in a northeasterly direction 181.5 feet to a point along Cynwyd Road; thence, continuing in a northwesterly direction along Cynwyd Road 60 feet to a point; thence, continuing in a northeasterly direction 191.7 feet to a point; thence, continuing in a southeasterly direction 102.8 feet to a point; thence, continuing in a northeasterly direction 11.1 feet to a point; thence, continuing in a southeasterly direction 154.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Maple Avenue and Edgehill Road; then southeasterly along Maple Avenue 175 feet to a point; thence, continuing in a southeasterly direction 317.3 feet to a point along Oakland Terrace; thence, continuing in a southeasterly direction along Oakland Terrace 140 feet to a point; thence, continuing in a southwesterly direction 386.9 feet to a point along Old Lancaster Road; thence, continuing in a northwesterly direction along Old Lancaster Road 10 feet to a point; thence, continuing in a southwesterly direction 654.1 feet to a point along Orchard Road; thence, continuing in a northwesterly direction along Orchard Road 225 feet to a point; thence, continuing in a northeasterly direction 614.2 feet to a point along Old Lancaster Road; thence, continuing in a northwesterly direction along Old Lancaster Road 81.6 feet to a point along Edgehill Road; thence, continuing in a northeasterly direction along Edgehill Road 757.9 feet to the first mentioned point of beginning.

BEGINNING at a point along Idris Road 269.2 feet north of the intersection of S. Highland Avenue and Idris Road; then northwesterly along Idris Road 294 feet to a point; thence, continuing in a southwesterly direction 204 feet to a point; thence, continuing in a southeasterly direction 318.7 feet to a point; thence, continuing in a northeasterly direction 151.2 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Avon Road and Haverford Avenue; then southeasterly along Avon Road 323.9 feet to a point; thence, continuing in a northeasterly direction 162.2 feet to a point; thence, continuing in a northeasterly direction 14.9 feet to a point; thence, continuing in a northwesterly direction 149.1 feet to a point along Haverford Avenue; thence, continuing in a southwesterly direction along Haverford Avenue 243.3 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Montgomery Avenue and Hansell Road; then northwesterly along Hansell Road 215 feet to a point; thence, continuing in a southwesterly direction 20 feet to a point; thence, continuing in a northwesterly direction 194.4 feet to a point; thence, continuing in a southwesterly direction 72.2 feet to a point; thence, continuing in a northwesterly direction 175 feet to a point along Manor Road; thence, continuing in a southwesterly direction along Manor Road 20 feet to a point; thence, continuing in a southeasterly direction 150 feet to a point; thence, continuing in a southwesterly direction 79.2 feet to a point; thence, continuing in a southwesterly direction 171.4 feet to a point; thence, continuing in a southeasterly direction 192.3 feet to a point along Montgomery Avenue; thence, continuing in a northeasterly direction along Montgomery Avenue 335.6 feet to the first mentioned point of beginning.

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BEGINNING at the intersection of E. Wynnewood Road and Williams Road; then southeasterly along Williams Road 582.6 feet to a point at the intersection of Yerkes Road; thence, continuing in a southeasterly direction along Yerkes Road 281 feet to a point; thence, continuing in a southeasterly direction 25 feet to a point; thence, continuing in a northeasterly direction 753.9 feet to a point; thence, continuing in a northeasterly direction 382 feet to a point at the intersection of Brynwood Road and Parkview Drive; thence, continuing in a northeasterly direction along Parkview Drive 168.3 feet to a point at the intersection of E. Wynnewood Road; thence, continuing in a northwesterly direction along E. Wynnewood Road 324.9 feet to a point; thence, continuing in a northwesterly direction 49.3 feet to a point; thence, continuing in a southwesterly direction 11.55 feet to a point; thence, continuing in a northwesterly direction 212.4 feet to a point; thence, continuing in a northwesterly direction along the arc distance of 144.7 feet to a point; thence, continuing in a northwesterly direction 178.8 feet to a point along E. Wynnewood Road; thence, continuing in a westerly direction along E. Wynnewood Road 1,192.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of W. Old Wynnewood Road and W. Wynnewood Road, then southeasterly along W. Wynnewood Road 665.8 feet to a point; thence, continuing in a northwesterly direction 31.8 feet to a point; thence, continuing in a northwesterly direction along an arc 264.1 feet to a point; thence, continuing in a northwesterly direction 184.1 feet to a point along W. Old Wynnewood Road; thence, continuing in a southwesterly direction along W. Old Wynnewood Road 43 feet to a point; thence, continuing in a northwesterly direction 22.5 feet to a point; thence, continuing in a northwesterly direction 164.7 feet to a point; thence, continuing in a southwesterly direction 20 feet to a point; thence, continuing in a northwesterly direction 67.9 feet to a point; thence, continuing in a southwesterly direction 174.5 feet to a point; thence, continuing in a southeasterly direction 193.9 feet to a point along W. Old Wynnewood Road; thence, continuing in a southwesterly direction along W. Old Wynnewood Road 115.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Church Road and E. Montgomery Avenue; then northwesterly along E. Montgomery Avenue 469.4 feet to a point at the intersection of School House Lane; thence, continuing in a northwesterly direction along School House Lane 145.6 feet to a point; thence, continuing in a northwesterly direction 200 feet to a point; thence, continuing in a northwesterly direction 143.7 feet to a point; thence, continuing in a southwesterly direction 110 feet to a point; thence, continuing in a southwesterly direction 76.7 feet to a point; thence, continuing in a westerly direction 5 feet to a point; thence, continuing in a northwesterly direction 63.2 feet to a point; thence, continuing in a westerly direction 196.2 feet to a point along Llanfair Road; thence, continuing in a northerly direction along Llanfair Road 37.2 feet to a point; thence, continuing in a westerly direction 214.2 feet to a point; thence, continuing in a northwesterly direction 68.1 feet to a point; thence, continuing in a southwesterly direction 64.5 feet to a point; thence, continuing in a northwesterly direction 9.3 feet to a point; thence, continuing in a westerly direction 193.8 feet to a point along Edgewood Road; thence, continuing in a southwesterly direction along Edgewood Road 101.5 feet to a point; thence, continuing in a northwesterly direction 151.2 feet to a point; thence, continuing in a southwesterly direction 25 feet to a point; thence, continuing in a southwesterly direction 144.8 feet to a point along Glenn Road; thence, continuing in a southeasterly direction along Glenn Road 7 feet to a point; thence, continuing in a northwesterly direction 466.4 feet to a point along St. Georges Road; thence, continuing in a southwesterly direction along St. Georges Road 231.2 feet to a point at the intersection of E. Montgomery Avenue; thence, continuing in a southeasterly direction along E. Montgomery Avenue 685.1 feet to a point; thence, continuing in a southwesterly direction 278.5

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feet to a point; thence, continuing in an easterly direction 590 feet to a point; thence, continuing in a southwesterly direction 220.2 feet to a point along Coulter Avenue; thence, continuing in an easterly direction along Coulter Avenue 156.4 feet to a point along Llanfair Road; thence, continuing in a southwesterly direction along Llanfair Road 70.9 feet to a point; thence, continuing in a southwesterly direction 128.1 feet to a point; thence, continuing in a southeasterly direction 20.5 feet to a point; thence, continuing in a southwesterly direction 133.2 feet to a point; thence, continuing in a southeasterly direction 432.3 feet to a point along Church Road; thence, continuing in a northeasterly direction along Church Road 176.4 feet to a point at the intersection of Llanfair Road; thence, continuing in a northwesterly direction along Llanfair Road 177.9 feet to a point; thence, continuing in a northeasterly direction 301.6 feet to a point; thence, continuing in a northeasterly direction 71 feet to a point; thence, continuing in a northeasterly direction 78 feet to a point; thence, continuing in a northeasterly direction 159.5 feet to a point; thence, continuing in a northeasterly direction 89.3 feet to a point; thence, continuing in a northeasterly direction 75.9 feet to a point; thence, continuing in a southeasterly direction 163.5 feet to a point along Church Road; thence, continuing in a northeasterly along Church Road 304.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Bleddyn Road and W. Montgomery Avenue; then northeasterly along Bleddyn Road 234.4 feet to a point; thence, continuing in a northwesterly direction 211.7 feet to a point; thence, continuing in a southeasterly direction 15.3 feet to a point; thence, continuing in a northwesterly direction 200 feet to a point along Valley Road; thence, continuing in a southwesterly direction along Valley Road 217.9 feet to a point along W. Montgomery Avenue; thence, continuing in a northwesterly direction along W. Montgomery Avenue 278.1 feet to a point; thence, continuing in a northeasterly direction 200 feet to a point; thence, continuing in a northwesterly direction 174.2 feet to a point along Woodside Road; thence, continuing in a southwesterly direction along Woodside Road 207.2 feet to a point along W. Montgomery Avenue; thence, continuing in a northwesterly direction along W. Montgomery Avenue 1,057.7 feet to a point; thence, continuing in a southwesterly direction 215.8 feet to a point; thence, continuing in a southeasterly direction 123.7 feet to a point; thence, continuing in a southwesterly direction 21.8 feet to a point along the railroad right-of-way; thence, continuing in a southeasterly direction along the railroad right-of-way 946.1 feet to a point along Woodside Road; thence, continuing in a southwesterly direction along Woodside Road 72.9 feet to a point; thence, continuing in a southeasterly direction 167 feet to a point; thence, continuing in a northeasterly direction 57.9 feet to a point along the railroad right-of-way; thence, continuing in a southeasterly direction along the railroad right-of-way 1,279.9 feet to a point; thence, continuing in a northeasterly direction 330.4 feet to a point along W. Montgomery Avenue; thence, continuing in a northwesterly direction along W. Montgomery Avenue 476.1 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Argyle Road and Linwood Avenue; then northwesterly along Argyle Road 297.7 feet to a point; thence, continuing in a southwesterly direction 187.1 feet to a point; thence, continuing in a northwesterly direction 90.3 feet to a point; thence, continuing in a southwesterly direction 151.1 feet to a point; thence, continuing in a southeasterly direction 163.6 feet to a point; thence, continuing in a northeasterly direction 75 feet to a point; thence, continuing in a southeasterly direction 3.6 feet to a point; thence, continuing in a northeasterly direction 65 feet to a point; thence, continuing in a southeasterly direction 201 feet to a point along Linwood Avenue; thence, continuing in a northeasterly direction along Linwood Avenue 196.2 feet to the first mentioned point of beginning.

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BEGINNING at the intersection of E. Athens Avenue and St. Pauls Road; then southeasterly along E. Athens Avenue 193.5 feet to a point; thence, continuing in a southwesterly direction 242.4 feet to a point; thence, continuing in a northwesterly direction 147.9 feet to a point along St. Pauls Road; thence, continuing in a northeasterly direction along St. Pauls Road 202 feet to the first mentioned point of beginning.

BEGINNING at the intersection of W. Spring Avenue and Cricket Avenue; then northwesterly along W. Spring Avenue 255.2 feet to a point; thence, continuing in a northeasterly direction 168.4 feet to a point; thence, continuing in a northwesterly direction 48.7 feet to a point; thence, continuing in a northeasterly direction 149 feet to a point; thence, continuing in a southeasterly direction 306 feet to a point along Cricket Avenue; thence, continuing in a southwesterly direction along Cricket Avenue 319.9 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Cricket Avenue and Sheldon Lane; then southwesterly along Sheldon Lane 172.9 feet to a point; thence, continuing in a southeasterly direction 93.2 feet to a point; thence, continuing in a northeasterly direction 297.7 feet to a point; thence, continuing in a northwesterly direction 179.4 feet to a point along Cricket Avenue; thence, continuing in a southwesterly direction along Cricket Avenue 150 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Cricket Avenue and E. Athens Avenue; then northeasterly along Cricket Avenue 118.3 feet to a point; thence, continuing in a southeasterly direction 163.9 feet to a point; thence, continuing in a southwesterly direction 118.3 feet to a point along E. Athens Avenue; thence, continuing in a northwesterly direction along E. Athens Avenue 165.9 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Walton Avenue and E. Athens Avenue, then northwesterly along E. Athens 170 feet to a point; thence, continuing in a northeasterly direction 411.5 feet to a point along Cricket Terrace; thence, continuing in a southeasterly direction along Cricket Terrace 98.9 feet to a point at the intersection of S. Cricket Terrace; thence, continuing in a southwesterly direction along S. Cricket Terrace 31.4 feet to a point; thence, continuing in a southeasterly direction 86.4 feet to a point; thence, continuing in a southwesterly direction 151.5 feet to a point; thence, continuing in a northwesterly direction 88 feet to a point; thence, continuing in a southeasterly direction 63 feet to a point along Walton Avenue; thence, continuing in a southwesterly direction along Walton Avenue 262.9 to the first mentioned point of beginning.

BEGINNING at the intersection of Ardmore Avenue and School Lane; then southeasterly along School Lane 308.6 feet to a point; thence, continuing in a northeasterly direction 312.1 feet to a point; thence, continuing in a southeasterly direction 241.4 feet to a point; thence, continuing in a northeasterly direction 100 feet to a point along W. Athens Avenue; thence, continuing in a southeasterly direction along W. Athens Avenue 42.7 feet to a point; thence, continuing in a northeasterly direction 100 feet to a point; thence, continuing in a northwesterly direction 263 feet to a point; thence, continuing in a southwesterly direction 100 feet to a point along W. Athens Avenue; thence, continuing in a northwesterly direction along W. Athens Avenue 52.7 feet to a point; thence, continuing in a southwesterly direction 100 feet to a point; thence, continuing in a northwesterly direction 270 feet to a point along Ardmore Avenue; thence, continuing in a southwesterly direction along Ardmore Avenue 309.9 feet to the first mentioned point of beginning.

BEGINNING at the intersection of W. Athens Avenue and Ardmore Avenue; then southeasterly

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along W. Athens Avenue 204.1 feet to a point; thence, continuing in a northeasterly direction 100 feet to a point; thence, continuing in a northwesterly direction 204.1 feet to a point along Ardmore Avenue; thence, continuing in a southwesterly direction along Ardmore Avenue 100 feet to the first mentioned point of beginning.

BEGINNING at the intersection of W. Spring Avenue and Ardmore Avenue; then northwesterly along W. Spring Avenue 250.6 feet to a point; thence, continuing in a southwesterly direction 116.8 feet to a point; thence, continuing in a northwesterly direction 149.4 feet to a point along Greenfield Avenue; thence, continuing in a southwesterly direction along Greenfield Avenue 50 feet to a point; thence, continuing in a southeasterly direction 200 feet to a point; thence, continuing in a northeasterly direction 28 feet to a point; thence, continuing in a southeasterly direction 200 feet to a point along Ardmore Avenue; thence, continuing in a northeasterly direction along Ardmore Avenue 110.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of W. County Line Road and Greenfield Avenue; then northwesterly along W. County Line Road 507 feet to a point; thence, continuing in a southeasterly direction 85.3 feet to a point; thence, continuing in a northwesterly direction 12 feet to a point; thence, continuing in a northeasterly direction 50 feet to a point; thence, continuing in a northeasterly direction 9.5 feet to a point; thence, continuing in a northwesterly direction 114 feet to a point along Holland Avenue; thence, continuing in a northeasterly direction along Holland Avenue 186 feet to a point; thence, continuing in a southeasterly direction 154.8 feet to a point; thence, continuing in a northeasterly direction 135.6 feet to a point along W. Spring Avenue; thence, continuing in a southeasterly direction along W. Spring Avenue 276.7 feet to a point; thence, continuing in a southwesterly direction 102.7 feet to a point; thence, continuing in a southwesterly direction 27 feet to a point; thence, continuing in a northwesterly direction 61.4 feet to a point; thence, continuing in a southwesterly direction 194.4 feet to a point; thence, continuing in a southeasterly direction 182.6 feet to a point along Greenfield Avenue; thence, continuing in a southwesterly direction along Greenfield Avenue 94.9 feet to the first mentioned point of beginning.

BEGINNING at a point along S. Wyoming Avenue 139.4 feet southwest of the intersection of Lancaster Avenue and S. Wyoming Avenue; then southwesterly along S. Wyoming Avenue 200 feet to a point; thence, continuing in a southeasterly direction 265 feet to a point; thence, continuing in a northeasterly direction 200 feet to a point; thence, continuing in a northwesterly direction 265 feet to the first mentioned point of beginning.

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7. MDR3 Medium Density Residential District

MDR3 MDR3 001D030 006B335 001D034 006B550 001F131 006C046 001F163 006C142 001G024 006C161 001G038 007B001 001G045 007B013 001G046 007B119 001G047 007B120 001G048 007B121 001G066 007B127 001G067 007B129 001H006 007B139 002F188 007B141 002F203 007B151 002F236 007B169 002F330 007B172 002G229 007B193 002G297 007B458 002G369 007G080 002G388 008B139 002G456 008G052 002G462 008G054 002G463 008G055 002G464 009A407 004C011 009A408 004C231 009A409 004C253 009A412 004C480 009A413 004C481 010A134 004C482 010A137 004D051 010A195 004D056 010A196 004D073 007B150(PT) 006B320

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MDR3

BEGINNING at the intersection of Lancaster Avenue and City Avenue; then southwesterly along City Avenue 580.8 feet to a point; thence, continuing in a northwesterly direction 618.7 feet to a point; thence, continuing in a northwesterly direction 495.1 feet to a point; thence, continuing in a northeasterly direction 188.4 feet to a point along Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 1,303.2 feet to the first mentioned point of beginning.

BEGINNING at the intersection of City Avenue and Hollingsworth Road; then northeasterly along City Avenue 645.1 feet to a point; thence, continuing in a northwesterly direction 695.8 feet to a point; thence, continuing in a southwesterly direction 76.4 feet to a point; thence, continuing in a southwesterly direction 100 feet to a point; thence, continuing in a southwesterly direction 100 feet to a point; thence, continuing in a southwesterly direction 100 feet to a point; thence, continuing in a southwesterly direction 108 feet to a point; thence, continuing in a northwesterly direction 536.8 feet to a point; thence, continuing in a northwesterly direction 125.4 feet to a point; thence, continuing in a southwesterly direction 248.6 feet to a point; thence, continuing in a northwesterly direction 25 feet to a point; thence, continuing in a southwesterly direction 406.8 feet to a point; thence, continuing in a southeasterly direction 315.3 feet to a point; thence, continuing in a southeasterly direction 154.4 feet to a point along City Avenue; thence, continuing in a northeasterly direction along City Avenue 827.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of N. Latches Lane and Old Lancaster Road; then southeasterly along Old Lancaster Road 465.2 feet to a point; thence, continuing in a southwesterly direction 367.9 feet to a point; thence, continuing in a northwesterly direction 460.9 feet to a point along N. Latches Lane; thence, continuing in a northeasterly direction along N. Latches Lane 305.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Old Lancaster Road and Edgehill Road; then northeasterly along Edgehill Road 155.4 feet to a point; thence, continuing in a northwesterly direction 172.7 feet to a point; thence, continuing in a southwesterly direction 186.5 feet to a point along Old Lancaster Road; thence, continuing in a southeasterly direction 175 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Conshohocken State Road (SR-23) and St. Asaphs Road; then northeasterly along St. Asaphs Road 528.1 feet to a point; thence, continuing in a northwesterly direction 324.6 feet to a point; thence, continuing in a northwesterly direction 56.8 feet to a point; thence, continuing in a northwesterly direction 100.5 feet to a point; thence, continuing in a northwesterly direction 89.2 feet to a point; thence, continuing in a northwesterly direction 182.6 feet to a point along Llanberris Road; thence, continuing in a northwesterly direction along Llanberis 29.5 feet to a point; thence, continuing in a northwesterly direction 184.2 feet to a point; thence, continuing in a southwesterly direction 269.3 feet to a point along Conshohocken State Road (SR-23); thence, continuing in a northwesterly direction along Conshohocken State Road (SR-23) 198.5 feet to a point; thence, continuing in a southwesterly direction 288.4 feet to a point; thence, continuing in a northwesterly direction 56.7 feet to a point; thence, continuing in a southeasterly direction 239.3 feet to a point; thence, continuing in a southwesterly direction 6 feet to a point; thence, continuing in a southeasterly direction 196.5 feet to a point along Union Avenue; thence, continuing in a southwesterly direction along Union

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Avenue 40.6 feet to a point; thence, continuing in a southeasterly direction 928.7 feet to a point; thence, continuing in a northeasterly direction 357.5 feet to a point along Conshohocken State Road (SR-23); thence, continuing in a northwesterly direction along Conshohocken State Road (SR-23) 462 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Belmont Avenue and St. Asaphs Road; then northwesterly along Belmont Avenue 554.5 feet to a point at the intersection of Llanberris Road; thence, continuing in a southwesterly direction along Llanberris Road 717.1 feet to a point at the intersection of Clwyd Road; thence, continuing in a southeasterly direction along Clwyd Road 534.8 feet to a point at the intersection of St. Asaphs Road; thence, continuing in a northeasterly direction along St. Asaphs Road 645.7 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Bala Avenue and Montgomery Avenue; then southwesterly along Montgomery Avenue 288 feet to a point along Hardie Way; thence, continuing in a southeasterly and southwesterly along Hardie Way 469 feet to a point at the intersection of Cynwyd Road; thence, continuing in a northwesterly direction along Cynwyd Road 170.8 feet to a point at the intersection of Montgomery Avenue; thence, continuing in a northeasterly direction along Montgomery Avenue 259.3 feet to a point; thence, continuing in a northwesterly direction 154.4 feet to a point; thence, continuing in a southwesterly direction 11.1 feet to a point; thence, continuing in a northwesterly direction 102.8 feet to a point; thence, continuing in a northeasterly direction 402.4 feet to a point along Conshohocken State Road (SR-23); thence, continuing in a southeasterly direction along Conshohocken State Road (SR-23) 266 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Bryn Mawr Avenue and Montgomery Avenue; then northwesterly along Montgomery Avenue 752.8 feet to a point; thence, continuing in a southeasterly direction 147.4 feet to a point; thence, continuing in a northeasterly direction 33.2 feet to a point; thence, continuing in a southwesterly direction 129 feet to a point; thence, continuing in a southeasterly direction 92.4 feet to a point; thence, continuing in a northeasterly direction 271.5 feet to a point; thence, continuing in a northeasterly direction 236.7 feet to a point; thence, continuing in a southeasterly direction 149.5 feet to a point along Summit Lane; thence, continuing in a northeasterly direction along Summit Lane 341 feet to a point along Bryn Mawr Avenue; thence, continuing in a northwesterly direction along Bryn Mawr Avenue 195.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Pembroke Road and Montgomery Avenue; then northwesterly along Pembroke Road 246.5 feet to a point; thence, continuing in a northeasterly direction 257.9 feet to a point; thence, continuing in a southeasterly direction 232.4 feet to a point along Montgomery Avenue; thence, continuing in a southwesterly along Montgomery Avenue 281 feet to the first mentioned point of beginning.

BEGINNING at the intersection Old Lancaster Road and Sycamore Avenue; then northwesterly along Old Lancaster Road 160 feet to a point; thence, continuing in a southwesterly direction 188.1 feet to a point; thence, continuing in a southeasterly direction 142.4 feet to a point along Sycamore Avenue; thence, continuing in a northeasterly direction along Sycamore Avenue 169.7 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Hagys Ford Road and Oakwood Terrace; then northeasterly along Hagys Ford Road 402.1 feet to a point; thence, continuing in a northeasterly direction

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263.9 feet to a point; thence, continuing in a northeasterly direction 882.1 feet to a point; thence, continuing in a northwesterly direction 806.2 feet to a point; thence, continuing in a southwesterly direction 1,350 feet to a point; thence, continuing in a southwesterly direction 721.5 feet to a point; thence, continuing in a southeasterly direction 406.2 feet to a point; thence, continuing in a northeasterly direction 268.5 feet to a point along Hagys Ford Road; thence, continuing in a northeasterly direction along Hagys Ford Road 473.8 feet to the first mentioned point of beginning.

BEGINNING at a point along N. Wynnewood Avenue 190.7 feet southeast of the intersection of Sabine Avenue and N. Wynnewood Avenue; then southeasterly along N. Wynnewood Avenue 1,807.7 feet to a point along the railroad right-of-way; thence, continuing in a southwesterly direction along the railroad right-of-way 1,346.5 feet to a point; thence, continuing in a northwesterly direction 143.1 feet to a point; thence, continuing in a westerly direction 125.3 feet to a point; thence, continuing in a northwesterly direction 178.8 feet to a point; thence, continuing in a northwesterly direction 102.6 feet to a point along Penn Road; thence, continuing in a northwesterly direction along Penn Road 864.2 feet to a point; thence, continuing in an easterly direction 433 feet to a point; thence, continuing in a southeasterly direction 258.3 feet to a point; thence, continuing in a northeasterly direction 293.6 feet to a point; thence, continuing in a northwesterly direction 433 feet to a point; thence, continuing in a northeasterly direction 587.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Morris Road and Lancaster Avenue; then southeasterly along Lancaster Avenue 530 feet to a point; thence, continuing in a northeasterly direction 340.4 feet to a point; thence, continuing in a northwesterly direction 179.1 feet to a point; thence, continuing in a northwesterly direction 149.5 feet to a point; thence, continuing in a northwesterly direction 166.1 feet to a point; thence, continuing in a northwesterly direction 128.5 feet to a point along E. Wynnewood Road; thence, continuing in a southwesterly direction along E. Wynnewood Road 26.1 feet to a point at the intersection of Morris Road; thence, continuing in a southwesterly direction along Morris Road 350.2 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Lancaster and W. Wynnewood Road; then northwesterly along E. Lancaster Avenue 492 feet to a point at the intersection of W. Old Wynnewood Road; thence, continuing in a southwesterly direction along W. Old Wynnewood Road 235.1 feet to a point; thence, continuing in a southeasterly direction 184.1 feet to a point; thence, continuing in a southeasterly direction along an arc 264.1 feet to a point; thence, continuing in a southeasterly direction 30 feet to a point along W. Wynnewood Road; thence, continuing in a northeasterly direction along W. Wynnewood Road 470 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Lakeside Road and W. Wynnewood Road; then northwesterly along Lakeside Road 691 feet to a point; thence, continuing in a northeasterly direction 240 feet to a point; thence, continuing in a northwesterly direction 217.8 feet to a point; thence, continuing in a northeasterly direction 233 feet to a point; thence, continuing in a southeasterly direction 27.5 feet to a point; thence, continuing in a southwesterly direction 152.5 feet to a point; thence, continuing in a southeasterly direction 684.5 feet to a point; thence, continuing in a northeasterly direction 115.6 feet to a point; thence, continuing in a southeasterly direction 536.7 feet to a point; thence, continuing in a northeasterly direction 333.2 feet to a point; thence, continuing in a southeasterly direction 119.2 feet to a point; thence, continuing in a southeasterly direction 179.4 feet to a point along W. Old Wynnewood Road; thence, continuing in a southwesterly direction 268.4 feet to a point along W. Wynnewood Road; thence, continuing

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in a southwesterly direction along W. Wynnewood Road 756.9 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Mill Creek Road and W. Montgomery Avenue; then northeasterly along Mill Creek Road 596.1 feet to a point; thence, continuing in a southeasterly direction 248 feet to a point; thence, continuing in a southeasterly direction 99.2 feet to a point; thence, continuing in a southeasterly direction 259.7 feet to a point along St. Georges Road; thence, continuing in a southwesterly direction along St. Georges Road 412.2 feet to a point at the intersection of Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 398.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Montgomery Avenue and Valley Road; then northeasterly along Valley Road 200 feet to a point; thence, continuing in a northwesterly direction 275 feet to a point; thence, continuing in a southwesterly direction 200 feet to a point along Montgomery Avenue; thence, continuing in a southeasterly direction along Montgomery Avenue 275 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Montgomery Avenue and Woodside Road; then northwesterly along Montgomery Avenue 340.7 feet to a point; thence, continuing in a northeasterly direction 304.9 feet to a point; thence, continuing in a northeasterly direction 236.6 feet to a point along Winsor Lane; thence, continuing in a southeasterly direction along Winsor Lane 192.7 feet to a point; thence, continuing in a southwesterly direction 161.8 feet to a point; thence, continuing in a southeasterly direction 215.9 feet to a point along Woodside Road; thence, continuing in a southwesterly along Woodside Road 321.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Cheswold Lane and Montgomery Avenue; then northeasterly along Cheswold Lane 259.7 feet to a point; thence, continuing in a southeasterly direction 461.3 feet to a point; thence, continuing in a northeasterly direction 200.5 feet to a point; thence, continuing in a southeasterly direction 178 feet to a point; thence, continuing in a northeasterly direction 235 feet to a point along Winsor Lane; thence, continuing in a southeasterly direction along Winsor Lane 86.2 feet to a point; thence, continuing in a southwesterly direction 339.7 feet to a point; thence, continuing in a southwesterly direction 264.1 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 521.5 feet to a point; thence, continuing in a southwesterly direction 230 feet to a point; thence, continuing in a northwesterly direction 384.6 feet to a point; thence, continuing in a northeasterly direction 86.7 feet to a point; thence, continuing in a southeasterly direction 185 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 20 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Haverford Station Road and Montgomery Avenue; then southwesterly along Haverford Station Road 215.9 feet to a point; thence, continuing in a northwesterly direction 210.1 feet to a point; thence, continuing in a southwesterly direction 99.6 feet to a point; thence, continuing in a northwesterly direction 320.6 feet to a point; thence, continuing in a northeasterly direction 242.7 feet to a point along Old Lancaster Road; thence, continuing in a northwesterly direction along Old Lancaster Road 399.9 feet to a point; thence, continuing in a northeasterly direction 266.1 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 437.8 feet to a point at the intersection of Booth Lane; thence, continuing in a northeasterly direction along Booth Lane

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398.8 feet to a point; thence, continuing in a southeasterly direction 210.3 feet to a point; thence, continuing in a southeasterly direction 134.3 feet to a point; thence, continuing in a northeasterly direction 162.6 feet to a point; thence, continuing in a southeasterly direction 659.3 feet to a point along Grays Lane; thence, continuing in a southwesterly direction along Grays lane 274.2 feet to a point at the intersection of Montgomery Avenue; thence, continuing in a southeasterly direction along Montgomery Avenue 260 feet to the first mentioned point of beginning.

BEGINNING at a point along Lancaster Avenue 170 feet northwest of the intersection of Haverford Station and Lancaster Avenue; then northwesterly along Lancaster Avenue 294.7 feet to a point; thence, continuing in a southwesterly direction 240 feet to a point; thence, continuing in a southeasterly direction 153.4 feet to a point; thence, continuing in a southeasterly direction 100.5 feet to a point; thence, continuing in a southeasterly direction 50.7 feet to a point; thence, continuing in a northeasterly direction 150 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Radnor Street and Pennswood Road; then northwesterly along Radnor Street 332.3 feet to a point; thence, continuing in a southwesterly direction 366.6 feet to a point along Montgomery Avenue; thence, continuing in a southeasterly direction along Montgomery Avenue 190.3 feet to a point at the intersection of Pennswood Road; thence, continuing in a northeasterly direction along Pennswood Road 229.1 feet to the first mentioned point of beginning.

BEGINNING at the intersection of N. Roberts Road and Montgomery Avenue; then southeasterly along Montgomery Avenue 1,768.7 feet to a point; thence, continuing in a southwesterly direction 335 feet to a point; thence, continuing in a northwesterly direction 731.9 feet to a point along N. Merion Avenue; thence, continuing in a southwesterly direction along N. Merion Avenue 38.7 feet to a point; thence, continuing in a northwesterly direction 746.5 feet to a point; thence, continuing in a northwesterly direction 373.7 feet to a point along N. Roberts Road; thence, continuing in a northeasterly direction along N. Roberts Road 380.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Morris Avenue and Montgomery Avenue; then southwesterly along Morris Avenue 189.6 feet to a point; thence, continuing in a northwesterly direction 304.3 feet to a point; thence, continuing in a northeasterly direction 187.5 feet to a point along Montgomery Avenue; thence, continuing in a southeasterly direction along Montgomery Avenue 280.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of County Line Road and Airdale Road; then northeasterly along Airdale Road 479.1 feet to a point at the intersection of Montrose Avenue; thence, continuing in a southeasterly direction along Montrose Avenue 499.8 feet to a point; thence, continuing in a southwesterly direction 215.2 feet to a point; thence, continuing in a southwesterly direction 25 feet to a point; thence, continuing in a northwesterly direction 197.6 feet to a point along Norwood Avenue; thence, continuing in a southwesterly direction along Norwood Avenue 266.7 feet to a point along County Line Road; thence, continuing in a northwesterly direction along County Line Road 295.4 feet to the first mentioned point of beginning.

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8. VC Village Center and TC1 Town Center Districts

VC VC VC TC1 TC1 001B103 004E072 006B060 005B010 005C316 001B154 004E073 006B070 005B021 005C318 001B155 004E074 006B071 005B024 005C319 001B156 004E088 006B072 005B025 005C322 001B286 004E119 006B074 005B026 005C323 001B287 004E120 006B166 005B027 005C324 001B476 004E121 006B167 005B028 005C325 001B483 004E122 006B168 005B029 005C326 001B489 004E123 006B169 005B030 005C327 001B497 004E124 006B170 005B031 005C329 001B540 004E126 006B173 (PT) 005B032 005C331 001B541 004E127 006B222 005B033 005C332 001B542 004E139 006B223 005B034 005C333 001B550 004E141 006B238 005B037 005C334 001B551 004E142 006B300 005B038 005C335 001B622 004E144 006B302 005B039 005C336 002F056 004E145 006B303 005B040 005C338 002F081 004E147 006B304 005B041 005C340 002F088 004E148 006B341 005B042 005C341 002F089 004E165(PT) 006B376 005B044 005C342 002F090 004E191 006B377 005B053 005C345 002F092 004E192 006B378 005B054 005C349 002F097 004E193 006B379 005B055 005C353 002F098 004E194 006B380 005B057 005C356 002F099 004H300 006B381 005B059 005C362 002F100 004H301 006B382 005B060 005C367 002F101 004H321 006B508 005B061 005C474 002F102 005B007 006B509 005B062 005C501 002F103 005B045 006B510 005B142 005C502 002F104 005B090 006B511 005B145 006B075 002F105 005B091 006B512 005B146 006B076 002F106 005B093 006B513 005B147 006B077 002F107 005B094 006B514 005B148 006B078 002F108 005B095 006B544 005B289 006B079 002F109 005B096 006B545 005B436 006B080 002F110 005B097 006B554 005B711 006B081 002F133 005B098 006B702 005B724 006B091 002F143 005B099 007B007 005B725 006B092 002F144 005B100 007B014 005B726 006B097 002F145 005B101 007B022 005B727 006B098 002F146 005B150 007B023 005B728 006B307 002F148 005B151 007B025 005B729 006B342 002F149 005B167 007B063 005B730 006B343 002F150 005B193 007B064 005B731 006B344 002F151 005B213 007B066 005B732 006B348 002F158 005B223 007B096 005B733 006B349 002F159 005B234 007B097 005B734 006B350 002F160 005B253 007B098 005B735 006B351 002F161 005B270 007B099 005B736 006B352 002F182 005B284 007B100 005B737 006B353 002F183 005B285 007B101 005B738 006B354 002F184 005B299 007B102 005B756 006B355 002F185 005B300 007B103 005B757 006B356 002F186 005B315 007B104 005B760 006B357

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VC VC VC TC1 TC1 002F187 005B415 007B105 005B761 006B358 002F189 005B558 007B106 005B762 006B359 002F190 005B559 007B107 005B763 006B360 002F191 005B560 007B108 005B764 006B365 002F192 005B561 007B109 005B765 006B366 002F193 005B562 007B110 005B767 006B367 002F194 005B563 007B111 005B768 006B368 002F195 005B567 007B113 005B769 006B385 002F196 005B568 007B114 005B770 006B386 002F197 005B569 007B115 005B771 006B400 002F199 005B570 007B132 005B772 006B401 002F202 005B689 007B173 005B830 006B402 002F264 005B690 007B187 005B861 006B403 002F267 005B691 007B188 005B863 006B517 002F270 005B692 007B189 005B884 006B518 002F271 005B702 008A018 005B888 006B520 002F286 005B704 008A020 005B894 006B521 002F291 005B705 008A021 005B895 006B533 002F292 005B706 008A022 005B904 006B534 002F293 005B707 008A023 005B926 006B535 002F294 005B708 008A024 005C026 006B536 002F295 005B741 008B010 005C027 006B537 002F312 005B827 008B011 005C029 006B538 002F313 005B854 008B012 005C030 006B539 002F314 005C001 008B015 005C032 006B540 002F315 005C002 008B025 005C052 006B579 002F318 005C003 008B034 005C120 006B582 002F320 005C004 008B035 005C296 006B588 002F387 005C007 008B036 005C298 006B598 003E001 005C008 008B037 005C299 006B599 003E002 005C014 008B039 005C312 006B600 003E003 005C015 008B046 005C313 006B678 003E004 005C016 008B047 005C314 006C001 003E005 005C017 008B050 005C315 006C004 (PT) 003E267 005C018 008B051 006C204 003E269 005C019 008B096 003E285 005C020 008B217 003H050 005C021 008B218 003H076 005C023 008B220 003H082 005C024 008B221 003H084 005C025 008B234 003H085 005C039 008B257 003H130 005C041 009A008 003H198 005C042 009A009 003H217 005C043 009A010 004C078 005C044 009A011 004C080 005C045 009A012 004C081 005C186 009A013 004C086 005C283 009A014 004C087 005C285 009A015 004C087 005C286 009A016 004C096 005C287 009A184 004C098 005C288 009E003 004C239 005C289 009E004 004D067 005C290 009E005 004E022 005C291 009E006

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VC VC VC TC1 TC1 004E023 005C354 009E012 004E025 005C355 009E013 004E052 005C475 009E015 004E068 005H021 009E017 004E069 005H051 009E089 004E070 005H052 009E130 004E071 005H235 009E240 005H350 009E252 009E253 009E256 015C002 015C003

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BEGINNING at the intersection of Matsons Ford Road and the Schuylkill Expressway (I-76); thence, continuing in a northeasterly direction along Matsons Ford Road 912.8 feet to a point; thence, continuing in a southeasterly direction 546.6 feet to a point along the Schuylkill Expressway (I-76); thence, continuing in a northwesterly direction along the Schuylkill Expressway (I-76) 1,065.5 feet to the point of beginning.

BEGINNING at the intersection of Youngs Ford Road and Conshohocken State Road (SR-23); thence, southeasterly along Conshohocken State Road (SR-23) 541.4; thence, continuing in a southwesterly direction 309.1 feet to a point; thence, continuing in a northwesterly direction 77.7 feet to a point; thence, continuing in a southwesterly direction 157.1 feet to a point along Righters Mill Road; thence, continuing in a southeasterly direction along Righters Mill Road 82 feet to a point; thence, continuing in a southwesterly direction 153.4 feet to a point; thence, continuing in a northwesterly direction 252.3 feet to a point along Youngs Ford Road; thence, continuing in a northeasterly direction along Youngs Ford Road 36.7 feet to a point; thence, continuing in a northwesterly direction 318.2 feet to a point; thence, continuing in a northeasterly direction 197.4 feet to a point along Righters Mill Road; thence, continuing in a southeasterly direction along Righters Mill Road 59.6 feet to a point; thence, continuing in a northeasterly direction 135.2; thence, continuing in a southeasterly direction 1.5 feet to a point; thence, continuing in a northeasterly direction 125.7 feet to a point; thence, continuing in a southeasterly direction 118.6 feet to a point along Youngs Ford Road; thence, continuing in a northeasterly direction along Youngs Ford Road 275 feet to the first mentioned point of beginning.

BEGINNING at the intersection of County Line Road and Haverford Road; thence, northeasterly along County Line Road 247.2 feet to a point; thence, continuing in a northwesterly direction 69.3 feet to a point; thence, continuing in a northeasterly direction 20 feet to a point; thence, continuing in a northwesterly direction 48 feet to a point; thence, continuing in a southwesterly direction 25.4 feet to a point; thence, continuing in a northwesterly direction 57.2 feet to a point; thence, continuing in a northeasterly direction 28.7 feet to a point; thence, continuing in a northwesterly direction 176.4 feet to a point; thence, continuing in a southwesterly direction 4.9 feet to a point; thence, continuing in a northwesterly direction 63.7 feet to a point; thence, continuing in a northwesterly direction 64.1 feet to a point; thence, continuing in a northeasterly direction 69.1 feet to a point along W. Old Railroad Avenue; thence, continuing in a northwesterly direction along W. Old Railroad Avenue 170.7 feet to a point at the intersection of County Line Road; thence, continuing in a southeasterly direction along County Line Road 62.1 feet to a point at the intersection of S. Bryn Mawr Avenue and Haverford Road; thence, continuing in a southeasterly direction along Haverford Road 517.1 feet to the first mentioned point of beginning.

BEGINNING at the intersection San Marino Avenue and Pennswood Road; thence, continuing in a northwesterly direction along San Marino Avenue 289.2 feet to a point; thence, continuing in a southwesterly direction 337.5 feet to a point along Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 273.3 feet to a point; thence, continuing in a northeasterly direction 200.2 feet to a point along Pennswood Road; thence, continuing in a northeasterly direction along Pennswood Road 134.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Barrett Avenue and Lancaster Avenue; thence, northeasterly

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along Barrett Avenue 201.3 feet to a point; thence, continuing in a southeasterly direction 396.5 feet to a point; thence, continuing in a northeasterly direction 39.1 feet to a point; thence, continuing in a southeasterly direction 331.7 feet to a point; thence, continuing in a southwesterly direction 137.9 feet to a point along Old Lancaster Road; thence, continuing in a northeasterly direction along Old Lancaster Road 258.1 feet to a point; thence, continuing in a southwesterly direction 106.6 feet to a point; thence, continuing in a southeasterly direction 52 feet to a point; thence, continuing in a northeasterly direction 24.7 feet to a point; thence, continuing in a southeasterly direction 150 feet to a point; thence, continuing in a northeasterly direction 12.3 feet to a point; thence, continuing in a southeasterly direction 109.2 feet to a point; thence, continuing in a southwesterly direction 175 feet to a point along Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 106.5 feet to a point at the intersection of Buck Lane; thence, continuing in a southwesterly direction along Buck Lane 132 feet to a point; thence, continuing in a northwesterly direction 124.7 feet to a point; thence, continuing in a southwesterly direction 103.9 feet to a point; thence, continuing in a northwesterly direction 94.9 feet to a point along Tenmore Road; thence, continuing in a southwesterly direction along Tenmore Road 17.2 feet to a point; thence, continuing in a northwesterly direction 93.7 feet to a point; thence, continuing in a southwesterly direction 111.5 feet to a point; thence, continuing in a northwesterly direction 53 feet to a point; thence, continuing in a southwesterly direction 10.8 feet to a point; thence, continuing in a northwesterly direction 57.4 feet to a point; thence, continuing in a southwesterly direction 101.7 feet to a point; thence, continuing in a northwesterly direction 60.2 feet to a point; thence, continuing in a northeasterly direction 25 feet to a point; thence, continuing in a northwesterly direction 45.5 feet to a point; thence, continuing in a northeasterly direction 3.8 feet to a point; thence, continuing in a northwesterly direction 47.3 feet to a point; thence, continuing in a northeasterly direction 25.6 feet to a point; thence, continuing in a northwesterly direction 75.2 feet to a point; thence, continuing in a southwesterly direction 141.3 feet to a point along Old Buck Road; thence, continuing in a northwesterly direction along Old Buck Road 223.7 feet to a point; thence, continuing in a northeasterly direction 134.8 feet to a point along Lancaster Avenue; thence, continuing in a northwesterly direction along Lancaster Avenue 292.3 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Old Gulph Road and Montgomery Avenue; thence, southeasterly along Montgomery Avenue 2,254 feet to a point at the intersection of Meeting House Lane; thence, continuing in a northeasterly direction along Meeting House Lane 252.6 feet to a point; thence, continuing in a northwesterly direction 360.1 feet to a point; thence, continuing in a southwesterly direction 88.2 feet to a point; thence, continuing in a northwesterly direction 120 feet to a point along Maplewood Avenue; thence, continuing in a southwesterly direction along Maplewood Avenue 32.5; thence, continuing in a northwesterly direction 167.4 feet to a point; thence, continuing in a southwesterly direction 132 feet to a point; thence, continuing in a northwesterly direction 150.7 feet to a point; thence, continuing in a southwesterly direction 50.1 feet to a point; thence, continuing in a northwesterly direction 123 feet to a point along S. Woodbine Avenue; thence, continuing in a southwesterly direction along S. Woodbine Avenue 27.1 feet to a point; thence, continuing in a northwesterly direction 185.1 feet to a point; thence, continuing in a northeasterly direction 196.3 feet to a point; thence, continuing in a northwesterly direction 88.6 feet to a point; thence, continuing in a northeasterly direction 131 feet to a point; thence, continuing in a northwesterly direction 234.9 feet to a point; thence, continuing in a southwesterly direction 267.5 feet to a point; thence, continuing in a northwesterly direction 119.5 feet to a point along Brookhurst Avenue; thence, continuing along Brookhurst Avenue in a southwesterly direction 40.2 feet to a point; thence, continuing in a

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northwesterly direction 118.9 feet to a point; thence, continuing in a northeasterly direction 100 feet to a point; thence, continuing in a northwesterly direction 90 feet to a point along Gordon Avenue; thence, continuing in a northeasterly direction along Gordon Avenue 3 feet to a point; thence, continuing in a northwesterly direction 126 feet to a point; thence, continuing in a northeasterly direction 212.8 feet to a point; thence, continuing in a northwesterly direction 139 feet to a point; thence, continuing in a northeasterly direction 37.9 feet to a point; thence, continuing in a northwesterly direction 105.8 feet to a point; thence, continuing in a southwesterly direction 646.4 feet to a point along Old Gulph Road; thence, continuing in a southeasterly direction along Old Gulph Road 70 feet to the first mentioned point of beginning.

BEGINNING at a point along Jefferson Street 103 feet northwest of the intersection of Jefferson Street and Ashland Avenue; thence, continuing in a northeasterly direction 62.5 feet to a point; thence, continuing in a northwesterly direction 157.6 feet to a point; thence, continuing in a northeasterly direction 17 feet to a point; thence, continuing in a northwesterly direction 415.5 feet to a point; thence, continuing in a northeasterly direction 61.4 feet to a point; thence, continuing in a northeasterly direction 201.4 feet to a point along the Schuylkill River; thence, continuing in a southeasterly direction along the Schuylkill River 600.4 feet to a point; thence, continuing in a southwesterly direction 186 feet to a point; thence, continuing in a continuing southwesterly direction 57.2 feet to a point; thence, continuing in a southwesterly direction 71.2 feet to a point; thence, continuing in a southwesterly direction 46.4 feet to a point; thence, continuing in a northwesterly direction 14.7 feet to a point; thence, continuing in a southwesterly direction 37 feet to a point along Jefferson Street; thence, continuing in a northwesterly direction along Jefferson Street 76.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Jefferson Street and Highland Avenue; thence, northwesterly along Highland Avenue 215.8 feet to a point; thence, continuing in a southwesterly direction 55 feet to a point; thence, continuing in a southeasterly direction 213.1 feet to a point along Jefferson Street; thence, continuing in a northeasterly direction along Jefferson Street 55 feet to a point at the intersection of Highland Avenue; thence, continuing in a southeasterly direction along Highland Avenue 120 feet to a point; thence, continuing in a northeasterly direction 45.9 feet to a point; thence, continuing in a southeasterly direction 50 feet to a point; thence, continuing in a northeasterly direction 25 feet to a point; thence, continuing in a northwesterly direction 169.5 feet to a point along Jefferson Street; thence, continuing in a southwesterly direction along Jefferson Street 70 feet to the point of beginning.

BEGINNING at a point along Belmont Avenue 125 feet northwest of the intersection of Levering Mill Road and Belmont Avenue; thence, continuing in a northeasterly direction 211.5 feet to a point; thence, continuing in a southeasterly direction 9.2 feet to a point; thence, continuing in a northeasterly direction 183.6 feet to a point; thence, continuing in a southeasterly direction 74 feet to a point; thence, continuing in a southwesterly direction 98.8 feet to a point; thence, continuing in a southeasterly direction 66.8 feet to a point; thence, continuing in a southeasterly direction 176.6 feet to a point; thence, continuing in a southwesterly direction 72.5 feet to a point; thence, continuing in a southwesterly direction 201 feet to a point; thence, continuing in a southwesterly direction 175.8 feet to a point along Belmont Avenue; thence, continuing in a southeasterly direction along Belmont Avenue 46.1 feet to a point; thence, continuing in a southwesterly direction 660.2 feet to a point; thence, continuing in a northeasterly direction 340 feet to a point; thence, continuing in a northeasterly direction 103.8 feet to a point; thence, continuing in a northwesterly direction 307.1 feet to a point along Levering Mill Road; thence, continuing in a southwesterly direction along Levering Mill Road 53.7 feet to a point;

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thence, continuing in a northwesterly direction 178.2 feet to a point; thence, continuing in a southeasterly direction 239.8 feet to the first mentioned point of beginning along Belmont Avenue.

BEGINNING at the intersection of Pembroke Road and Montgomery Avenue; thence, northwesterly along Pembroke Road 159.3 feet to a point; thence, continuing in a westerly direction 572.4 feet to a point along Tregaron Road; thence, continuing in a northwesterly direction along Tregaron Road 43.5 feet to a point; thence, continuing in a westerly direction 245.5 feet to a point; thence, continuing in a northwesterly direction 154.8 feet to a point along Bentley Avenue; thence, continuing in a northeasterly direction along Bentley Avenue 148.6 feet to a point; thence, continuing in a northwesterly direction 162.3 feet to a point; thence, continuing in a southwesterly direction 78 feet to a point; thence, continuing in a northwesterly direction 6 feet to a point; thence, continuing in a westerly direction 234.6 feet to a point along Levering Mill Road; thence, continuing in a southeasterly direction along Levering Mill Road 144.3 feet to a point; thence, continuing in a westerly direction 118.5 feet to a point; thence, continuing in a southeasterly direction 66.9 feet to a point; thence, continuing in a northwesterly direction 5 feet to a point; thence, continuing in a southwesterly direction 20 feet to a point along Ford Road; thence, continuing in a northwesterly direction along Ford Road 80 feet to a point; thence, continuing in a northwesterly direction 115 feet to a point; thence, continuing in a northwesterly direction 120 feet to a point; thence, continuing in a northwesterly direction 90.5 feet to a point along Parsons Avenue; thence, continuing in a northeasterly direction along Parsons Avenue 17.8 feet to a point; thence, continuing in a northwesterly direction 70.9 feet to a point; thence, continuing in a northeasterly direction 41.1 feet to a point; thence, continuing in a southeasterly direction 67.5 feet to a point along Parsons Avenue; thence, continuing in a northeasterly direction along Parsons Avenue 12 feet to a point; thence, continuing in a northwesterly direction 127.6 feet to a point; thence, continuing in a southwesterly direction 44.5 feet to a point; thence, continuing in a northwesterly direction 75 feet to a point; thence, continuing in a southwesterly direction 210 feet to a point along Montgomery Avenue ; thence, continuing in a southeasterly direction 221.4 feet to a point; thence, continuing in a southeasterly direction 258.8 feet to a point; thence, continuing in a southeasterly direction 105.4 feet to a point; thence, continuing in a southeasterly direction 51.9 feet to a point; thence, continuing in a southeasterly direction 118.9 feet to a point; thence, continuing in a southwesterly direction 2 feet to a point; thence, continuing in a southeasterly direction 60.6 feet to a point; thence, continuing in a northeasterly direction 185 feet to a point along Old Lancaster Road; thence, continuing in a southeasterly direction along Old Lancaster Road 182.6 feet to a point; thence, continuing in a northeasterly direction 689 feet to a point; thence, continuing in a southeasterly direction 22.3 feet to a point; thence, continuing in a northeasterly direction 167.7 feet to a point; thence, continuing in a northeasterly direction 29.1 feet to a point; thence, continuing in a northeasterly direction 51.9 feet to a point; thence, continuing in a southeasterly direction 45 feet to a point; thence, continuing in a northeasterly direction 148.1 feet to a point; thence, continuing in a northwesterly direction 33.2 feet to a point; thence, continuing in a northwesterly direction 147.5 feet to a point along Montgomery Avenue; thence, continuing in a westerly direction along Montgomery Avenue 95.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Narberth Avenue and Haverford Avenue; thence, in a northeasterly direction 77.5 feet to a point along Avon Road; thence, continuing in a southeasterly direction along Avon Road 105.2 feet to a point; thence, continuing in a southwesterly direction 71 feet to a point; thence, continuing in a southeasterly direction 53.5 feet to a point; thence, continuing in a southeasterly direction 92 feet to a point; thence,

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continuing in a southeasterly direction 71.2 feet to a point; thence, continuing in a southwesterly direction 40 feet to a point; thence, continuing in a northwesterly direction 99.2 feet to a point along Narberth Avenue; thence, continuing in a northwesterly direction 285.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Williams Road and E Wynnewood Road; thence in a southwesterly direction along W Wynnewood Road 1,353.9 feet to a point at the intersection with Lancaster Avenue; thence, continuing in a northwesterly direction along Lancaster Avenue 664.5 feet to a point; thence, continuing in a northeasterly direction 332.3 feet to a point along the Railroad right of way; thence, continuing in a southeasterly direction along railroad right of way 1209.1 feet to a point along Penn Road; thence, continuing in a northwesterly direction along Penn Road 39.7 feet to a point; thence, continuing in a northeasterly direction along Railroad right of way 451.8 feet to a point; thence, continuing in a southeasterly direction 104.2 feet to the first mentioned point of beginning.

BEGINNING the intersection of Church Road and Lancaster Avenue; thence, in a southeasterly direction along Lancaster Avenue 595.6 feet to a point; thence, continuing in a southwesterly direction 163.5 feet to a point; thence, continuing in a northwesterly direction 598.8 feet to a point along Church Road; thence, continuing in a northeasterly direction along Church Road 165.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Church Road and Sibley Avenue; thence in a northwesterly direction along Sibley Avenue 812.7 feet to a point along Coulter Avenue; thence, continuing in a northwesterly direction along Coulter Avenue 295 feet to a point; thence, continuing in a northerly direction 211.5 feet to a point; thence, continuing in a southeasterly direction 533.3 feet to a point; thence, continuing in a southerly direction 220 feet to a point along Coulter Avenue; thence, continuing in a southeasterly direction along Coulter Avenue 156.1 feet to a point at the intersection of Llanfair Road; thence, continuing in a southeasterly direction along Llanfair Road 92.5 feet to a point; thence, continuing in a southwesterly direction 128.7 feet to a point; thence, continuing in a southeasterly direction 20.5 feet to a point; thence, continuing in a southwesterly direction 133.2 feet to a point; thence, continuing in a southeasterly direction 432.3 feet to a point along Church Road; thence, continuing in a southwesterly direction along Church Road 156.8 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Cricket Avenue and E Athens Avenue; thence in a northeasterly direction along Cricket Avenue 186.4 feet to a point; thence, continuing in a northwesterly direction 35.7 feet to a point; thence, continuing in a southwesterly direction 100 feet to a point along W Athens Avenue 42.7 feet to a point; thence, continuing in a southwesterly direction 100 feet to a point; thence, continuing in a northwesterly direction 241.5 feet to a point; thence, continuing in a southwesterly direction 201.5 feet to a point; thence, continuing in a southeasterly direction 169.2 feet to a point; thence, continuing in a southwesterly direction 136.9 feet to a point along School Lane; thence, continuing in a northwesterly direction along School Lane 35 feet to a point; thence, continuing in a southwesterly direction 125 feet to a point; thence, continuing in a southeasterly direction 166.8 feet to a point along Cricket Avenue; thence, continuing in a southwesterly direction along Cricket Avenue 50 feet to a point; thence, continuing in a southeasterly direction 129 feet to a point along Sheldon Lane; thence, continuing in a northeasterly direction along Sheldon Lane 180 feet to a point at the intersection with Cricket Avenue; thence, continuing in a northeasterly direction along Cricket Avenue 244.5 feet to a point; thence, continuing in a southeasterly direction 218.2 feet to a point; thence,

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continuing in a southwesterly direction 147.9 feet to a point; thence, continuing in a southeasterly direction 175 feet to a point along Walnut Avenue; thence, continuing in a northeasterly direction along Walnut Avenue 105 feet to a point; thence, continuing in a southeasterly direction 200 feet to a point; thence, continuing in a southwesterly direction 51.4 feet to a point; thence, continuing in a southeasterly direction 64.4 feet to a point; thence, continuing in a northeasterly direction 226.5 feet to a point along E Athens Avenue; thence, continuing in a northwesterly direction along E Athens Avenue 29 feet to a point; thence, continuing in a northeasterly direction 160.7 feet to a point; thence, continuing in a northwesterly direction 45.6 feet to a point; thence, continuing in a southwesterly direction 164.8 feet to a point along E Athens Avenue; thence, continuing in a northwesterly direction along E Athens Avenue 564.3 feet to the first mentioned point of beginning.

BEGINNING at the intersection of W Athens Avenue and Ardmore Avenue; thence in a northeasterly direction along Ardmore Avenue 305.1 feet to a point; thence, continuing in a northwesterly direction 144.1 feet to a point; thence, continuing in a southwesterly direction 110.5 feet to a point; thence, continuing in a northwesterly direction 150.9 feet to a point; thence, continuing in a southwesterly direction 151.3 feet to a point along W Athens Avenue; thence, continuing in a southeasterly direction along W Athens Avenue 247.6 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Sheldon Lane and E Spring Avenue; thence in a northeasterly direction along Sheldon Lane 149.6 feet to a point; thence, continuing in a northwesterly direction 104.3 feet to a point; thence, continuing in a southwesterly direction 143.4 feet to a point along E Spring Avenue; thence, continuing in a northwesterly direction along E Spring Avenue 51 feet to a point; thence, continuing in a southwesterly direction 89.4 feet to a point; thence, continuing in a southeasterly direction 388.5 feet to a point; thence, continuing in a northeasterly direction 17.1 feet to a point; thence, continuing in a southwesterly direction 157.9 feet to a point along Simpson Road; thence, continuing in a northeasterly direction along Simpson Road 10 feet to a point; thence, continuing in a southeasterly direction 130 feet to a point; thence, continuing in a northeasterly direction 76.6 feet to a point along E Spring Avenue; thence, continuing in a northwesterly direction along E Spring Avenue 12 feet to a point; thence, continuing in a northeasterly direction 61 feet to a point; thence, continuing in a northwesterly direction 102.1 feet to a point along Simpson Road; thence, continuing in a southwesterly direction along Simpson Road 61 feet to a point at the intersection of E Spring Avenue; thence, continuing in a northwesterly direction along E Spring Avenue 357.5 feet to the first mentioned point of beginning.

BEGINNING at a point along E County Line Road 146 feet northwest of the intersection of Simpson Road and E County Line Road; thence in a northeasterly direction 43.9 feet to a point; thence, continuing in a southeasterly 140.5 feet to a point along Simpson Road; thence, continuing in a northeasterly direction along Simpson Road 8.6 feet to a point; thence, continuing in a southeasterly direction 103.9 feet to a point; thence, continuing in a northeasterly direction 37.1 feet to a point; thence, continuing in a southeasterly direction 26.1 feet to a point; thence, continuing in a southwesterly direction 35.1 feet to a point; thence, continuing in a southeasterly direction 260 feet to a point; thence, continuing in a southwesterly direction 54.3 feet to a point along E County Line Road; thence, continuing in a northwesterly direction along County Line Road 528.8 feet to the first mentioned point of beginning.

BEGINNING at a point along E County Line Road 151 feet northwest of the intersection of

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County Line Road and Linwood Avenue; thence northeasterly 57.7 feet to a point; thence, continuing in a southeasterly direction 151.4 feet to a point along Linwood Avenue; thence, continuing in a northeasterly direction along Linwood Avenue 51.6 feet to a point; thence, continuing in a southeasterly direction 150 feet to a point; thence, continuing in a southwesterly direction 48.4 feet to a point; thence, continuing in a southeasterly direction 150 feet to a point along Edgemont Avenue; thence, continuing in a northeasterly direction along Edgemont Avenue 64.3 feet to a point; thence, continuing in a southeasterly direction 150 feet to a point; thence, continuing in a southwesterly direction 68.1 feet to a point; thence, continuing in a southeasterly direction 153 feet to a point along Delmont Avenue; thence, continuing in a northeasterly direction along Delmont Avenue 11 feet to a point; thence, southeasterly direction 150 feet to a point; thence, continuing in a northeasterly direction 78.5 feet to a point; thence, continuing in a southeasterly direction 100 feet to a point; thence, continuing in a northeasterly direction 10.5 feet to a point; thence, continuing in a southeasterly direction 49.5 feet to a point; thence, continuing in a southwesterly direction 157.6 feet to a point along E County Line Road; thence, continuing in a northwesterly direction along E County Line Road 1,055.1 feet to the first mentioned point of beginning.

BEGINNING at a point along W Spring Avenue 112 feet southeast of the intersection of W Spring Avenue and Greenfield Avenue; thence southwesterly 70.7 feet to a point; thence, continuing in a northwesterly direction 111.2 feet to a point along Greenfield Avenue; thence, continuing in a southwesterly direction along Greenfield Avenue 3 feet to a point; thence, continuing in a northwesterly direction 171 feet to a point; thence, continuing in a southeasterly 80.4 feet to a point along W Spring Avenue; thence, continuing in a southeasterly direction along W Spring Avenue 279.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Old Railroad Avenue and Haverford Station Road; thence, along Old Railroad Avenue 435.4 feet to a point at the intersection with Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 521.7 feet to a point; thence, continuing in a southwesterly direction 114 feet to a point; thence, continuing in a southwesterly direction 115.4 feet to a point; thence, continuing in a southeasterly direction 143.1 feet to a point; thence, continuing in a northeasterly direction 103.5 feet to a point; thence, continuing in a southeasterly direction 119.6 feet to a point; thence, continuing in a northeasterly direction 100 feet to a point; thence, continuing in a southeasterly direction 145 feet to a point along S Wyoming Avenue; thence, continuing in a northeasterly direction along S Wyoming Avenue 150 feet to a point; thence, continuing in a southeasterly direction 265 feet to a point; thence, continuing in a northeasterly direction 125.3 feet to a point; thence, continuing in a southeasterly direction 160 feet to a point along Holland Avenue; thence, continuing in a northeasterly direction 98.2 feet to a point; thence, continuing in a southeasterly direction 155.3 feet to a point; thence, continuing in a northeasterly direction 236.6 feet to a point along Lancaster Avenue ; thence, continuing in a northwesterly direction along Lancaster Avenue 633.9 feet to a point; thence, continuing in a northeasterly direction 276.5 feet to a point; thence, continuing in a southwesterly direction 173 feet to a point; thence, continuing in a northwesterly direction 109.9 feet to a point; thence, continuing in a northeasterly direction 16 feet to a point; thence, continuing in a northwesterly direction 94.5 feet to a point; thence, continuing in a northwesterly direction 35.3 feet to a point; thence, continuing in a northwesterly direction 19.4 feet to a point; thence, continuing in a northeasterly direction 168.7 feet to a point along the railroad right of way; thence, continuing in a northwesterly direction along the railroad right of way 699 feet to a point; thence, continuing in a southwesterly direction 8.5 feet to a point; thence, continuing in a northwesterly direction 89.1 feet to a point; thence, continuing in a

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northwesterly direction 38.1 feet to a point; thence, continuing in a northwesterly direction 345.5 feet to a point along Haverford Station Road; thence, continuing in a southwesterly direction along Haverford Station Road 84.8 feet to a point; thence, continuing in a northwesterly direction 111.7 feet to a point; thence, continuing in a southwesterly direction 117.3 feet to a point along Berkley Road; thence, continuing in a southeasterly direction along Berkley Road 16.3 feet to a point; thence, continuing in a southwesterly direction 150 feet to a point; thence, continuing in a northwesterly direction 96.7 feet to a point; thence, continuing in a southwesterly direction 140 feet to a point along Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 8.8 feet to a point; thence, continuing in a southwesterly direction 166 feet to a point; thence, continuing in a southeasterly direction 168.4 feet to a point along Haverford Station Road; thence, continuing in a southwesterly direction along Haverford Station Road 58.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Rockglen Road and Manoa Road; thence northeasterly along Manoa Road 341.9 feet to a point; thence, continuing in a southeasterly direction 120 feet to a point; thence, continuing in a southwesterly direction 340.3 feet to a point along Rockglen Road; thence, continuing in a northwesterly direction 139.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Rockglen Road and City Avenue; thence northwesterly along Rockglen Road 140.8 feet to a point; thence, continuing in a northeasterly direction 565.8 feet to a point; thence, continuing in a northwesterly direction 21.5 feet to a point; thence, continuing in a northeasterly direction 144.5 feet to a point along Haverford Road; thence, continuing in a southeasterly direction 159.8 feet to a point along City Avenue; thence, continuing in a southwesterly direction along City Avenue 719 feet to the first mentioned point of beginning.

TC1

BEGINNING at the intersection of Church Road and Lancaster Avenue; thence, continuing in a northeasterly direction along Church Road 518.2 feet to a point at the intersection of Sibley Avenue; thence, continuing in a northwesterly direction along Sibley Avenue 816.2 feet to a point at the intersection of Coulter Avenue; thence, continuing in a westerly along Coulter Avenue 294.9 feet to a point; thence, continuing in a northerly direction 211.5 feet to a point; thence, continuing in a westerly direction 56.8 feet to a point; thence, continuing in a northeasterly direction 278.5 feet to a point along Montgomery Avenue; thence, continuing in a westerly direction along Montgomery Avenue 1,084.4 feet to a point; thence, continuing in a southwesterly direction 330 feet to a point; thence, continuing in a northwesterly direction 76 feet to a point; thence, continuing in a southwesterly direction 42.8 feet to a point along the railroad right-of-way; thence, continuing in a northwesterly direction along railroad right-of-way 1,004.4 feet to a point; thence, continuing in a southwesterly direction 32 feet to a point; thence, continuing in a northwesterly direction along Railroad right-of-way 707 feet to a point; thence, continuing in a southwesterly direction 276.5 feet to a point along Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 629 feet to a point; thence, continuing in a southwesterly direction 974.2 feet to a point; thence, continuing in a southeasterly direction 217 feet to a point along Greenfield Avenue; thence, continuing in a northeasterly direction along Greenfield Avenue 77.3 feet to a point; thence, continuing in a southeasterly direction 293.3 feet to a point; thence, continuing in a northeasterly direction 575 feet to a point; thence, continuing in a southeasterly direction 50.2 feet to a point; thence,

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continuing in a northeasterly direction 274.2 feet to a point; thence, continuing in a southeasterly direction 150.9 feet to a point; thence, continuing in a northeasterly direction 110 feet to a point; thence, continuing in a southeasterly direction 144 feet to a point along Ardmore Avenue; thence, continuing in a southwesterly direction along Ardmore Avenue 29.3 feet to a point; thence, continuing in a southeasterly direction 204.1 feet to a point; thence, continuing in a southwesterly direction 100 feet to a point; thence, continuing in a southeasterly direction 122.2 feet to a point; thence, continuing in a northeasterly direction 100 feet to a point; thence, continuing in a southeasterly direction 307.8 feet to a point along Cricket Avenue; thence, continuing in a southwesterly direction along Cricket Avenue 68.7 feet to a point; thence, continuing in a southeasterly direction 177.4 feet to a point; thence, continuing in a northeasterly direction 316.1 feet to a point along Cricket Terrace; thence, continuing in a southeasterly direction 122.8 feet to a point at the intersection of S Cricket Terrace; thence, continuing in a southwesterly direction along S Cricket Terrace 28 feet to a point; thence, continuing in a southeasterly direction 86.4 feet to a point; thence, continuing in a southwesterly direction 151.5 feet to a point; thence, continuing in a northwesterly direction 88 feet to a point; thence, continuing in a southeasterly direction 63 feet to a point along Walton Avenue; thence, continuing in a southwesterly direction along Walton Avenue 265.7 feet to a point at the intersection with E Athens Avenue; thence, continuing in a southeasterly direction along E Athens Avenue 173.9 feet to a point; thence, continuing in a northeasterly direction 165.5 feet to a point; thence, continuing in a southeasterly direction 62.1 feet to a point; thence, continuing in a northeasterly 15 feet to a point; thence, continuing in a southeasterly 10 feet to a point; thence, continuing in a northeasterly direction 553 feet to a point; thence, continuing in a northwesterly direction 21.2 feet to a point; thence, continuing in a northeasterly direction 106.5 feet to a point; thence, continuing in a southeasterly direction 184.9 feet to a point along Simpson Road; thence, continuing in a northeasterly direction along Simpson Road 273.4 feet to a point at the intersection of Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 388.3 feet to a point; thence, continuing in a southwesterly direction 210 feet to a point; thence, continuing in a southeasterly direction 120 feet to a point; thence, continuing in a southeasterly direction 85.5 feet to a point; thence, continuing in a northeasterly direction 30.2 feet to a point; thence, continuing in a southeasterly direction 203.1 feet to a point along Church Road; thence, continuing in a northeasterly direction along Church Road 204.3 feet to the first mentioned point of beginning.

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9. LI Light Industrial and TC2 Town Center Districts

LI TC2 002J011 004C479 002J012 004C237 002J013 004D014 002J016 004C202 002J017 004C251 003J003 004C009 004C249 004C250 004C360 004C010 005C179 005C185 004C220 004C074 004C076 004C252 005C180 005C181 005C184 004C225 004C071 004C229 004C233 004C073 004C077 004C006 003C111(PT) 003D222(PT)

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BEGINNING at the intersection of Righters Ferry Road and Schuylkill Expressway (I-76); thence, continuing in a southwesterly direction along Righters Ferry Road 473.9 feet to a point; thence, continuing in a southeasterly direction 187.7 feet to a point; thence, continuing in a northeasterly direction 297.5 feet to a point; thence, continuing in a northeasterly direction 221.2 feet to a point along the Schuylkill Expressway; thence, continuing in a northwesterly direction along Schuylkill Expressway (1-76), 244.5 feet to the first mentioned point of beginning.

BEGINNING at a point along Righters Ferry Road at the Railroad right-of-way; thence, continuing in a southwesterly direction along Righters Ferry Road 36.5 feet to a point; thence, continuing in a southeasterly direction 292.4 feet to a point; thence, continuing in a northeasterly direction 33 feet to a point; thence, continuing in a southeasterly direction 84.5 feet to a point; thence, continuing in a northeasterly direction 22.1 feet to a point; thence, continuing in a southeasterly direction 138.4 feet to a point; thence, continuing in a southeasterly direction 203.5 feet to a point; thence, continuing in a southeasterly direction 921.5 feet to a point; thence, continuing in a northeasterly direction 213.3 feet to a point along the Schuylkill River edge; thence, continuing in a northwesterly direction along the Schuylkill River edge 4,331.6 feet to a point; thence, continuing in a southeasterly direction 319.5 feet to a point; thence, continuing in a southeasterly direction 172.2 feet to a point along the Schuylkill Expressway (1-76); thence, continuing in a southeasterly direction along the Schuylkill Expressway(1-76), 715.1 feet to a point; thence, continuing in a northeasterly direction 67.9 feet to a point along the railroad right- of-way; thence, continuing in a southeasterly direction along railroad right-of-way 1,529.3 feet to the first mentioned point of beginning.

TC2

BEGINNING at the Lancaster Avenue and Church Road; thence, continuing in a northeasterly direction along Church Road 242.5 feet to a point; thence, continuing in a southeasterly direction 478.6 feet to a point; thence, continuing in a southwesterly direction 50.5 feet to a point along the Railroad right of way; thence, continuing in a southeasterly direction along railroad right-of- way 1,833.3 feet to a point; thence, continuing in a southwesterly direction 331.4 feet to a point along Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 181.8 feet to a point at the intersection of W. Old Wynnewood Road; thence, continuing in a southwesterly direction along W Old Wynnewood Road 267.3 feet to a point; thence, continuing in a northwesterly direction 195.9 feet to a point; thence, continuing in a southwesterly direction 20 feet to a point; thence, continuing in a northwesterly direction 67.9 feet to a point; thence, continuing in a southwesterly direction 174.5 feet to a point; thence, continuing in a northwesterly direction 119.2 feet to a point; thence, continuing in a southwesterly direction 333.2 feet to a point; thence, continuing in a northwesterly direction 536.7 feet to a point; thence, continuing in a southwesterly direction 118 feet to a point; thence, continuing in a northwesterly direction 684.5 feet to a point; thence, continuing in a northeasterly direction 152.5 feet to a point; thence, continuing in a northwesterly direction 27.5 feet to a point; thence, continuing in a northeasterly direction 239.2 feet to a point along Lancaster Avenue; thence, continuing in a northwesterly direction along Lancaster Avenue 601.2 feet to the first mentioned point of beginning.

BEGINNING at the intersection of E. Wynnewood Road and Morris Road; thence, continuing in a southwesterly direction along Morris Road 349.8 feet to a point at the intersection of Lancaster

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Avenue; thence, continuing in a northwesterly direction along Lancaster Road 310.5 feet to a point; thence, continuing in a northeasterly direction along E. Wynnewood Road 398 feet to the first mentioned point of beginning.

BEGINNING at the intersection of E. Wynnewood Road and Williams Road; thence, continuing in a southeasterly direction along Williams Road 662.5 feet to a point; thence, continuing in a southwesterly direction 220 feet to a point; thence, continuing in a southwesterly direction 64.7 feet to a point; thence, continuing in a southwesterly direction 62.9 feet to a point; thence, continuing in a southwesterly direction 276.7 feet to a point; thence, continuing in a southwesterly direction 70.4 feet to a point; thence, continuing in a southwesterly direction 105.4 feet to a point; thence, continuing in a northwesterly direction 149.3 feet to a point; thence, continuing in a northeasterly direction 175 feet to a point; thence, continuing in a northwesterly direction 179.1 feet to a point; thence, continuing in a northwesterly direction 149.5 feet to a point; thence, continuing in a northwesterly direction 166.1 feet to a point; thence, continuing in a northwesterly direction 128.5 feet to a point along E. Wynnewood Road; thence, continuing in a northeasterly direction along E Wynnewood Road 948.6 feet to the first mentioned point of beginning.

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10. INST Institutional Districts

Institutional Institutional Institutional Institutional Institutional Institutional Institutional Preserve Civic Civic Civic Education Education Education (IN) (IC1) (IC2) (IC3) (IE1) (IE2) (IE3) 002H001 002E045 001C080 001B158 001E096 001C079 001F135 002J001 002E276 002G126 001F260 001F133 001E054 001F138 003H075 002F079 006C040 001G039 001F134 001G035 001F139 004B057 005D139 003F120 001G199 001F142 002D184 001F140 004G004 005D172 003F162 001G206 001F143 003E243 001G185 008F007 006G084 003F267 002B026 001F144 003F039 002B027 009D075 007B166 003C081 002B029 001F145 004B073 002F094 009E267 007E046 004C190 002B034 001F146 005C119 002F095 010B051 007F011 004G005 002B394 001F152 005C143 002G304 010C059 007G001 005B630 002F121 001F309 006E094 002G379 010C084 008B155 005B826 002F122 002F076 006G076 003G049 010C085 008E077 008B132 002F237 006E006 008E067 004G109 010C086 008E082 008B137 003F038 007D035 009B016 004H267 010C140 008F030 009B014 004B074 009B080 (PT) 009B022 005B555 010E064 008F038 009B103 005B317 009E081 010A257 005C309 010F015 008F042 009E065 005B318 009E082 010A260 007B012 010F048 009F012 009E070 005B384 009E083 010A261 007B016 010F263 009F078 005C301 009E085 010B014 007B017 012F001 010B031 005C311 009E202 009B088 007B018 012F006 010F071 005C560 009E204 010B068 007B019 013A004 010F189 005H161 009E211 010B093 007B020 014C044 014F001 006B439 010B023 010A203 007B021 006B474 010B024 010A204 007B024 006B507 010B035 009B089 007B024 008B095 010B058 009B118 007B034 008B125 011A034 009B121 009A427 009A074 011A037 010A200 009A490 009A134 011A038 011A056 009B001 010A061 011A040 011A062 009B004 010A130 011A055 010A234 009B017 010A258 011A078 011A089 009B019 009A057 011A079 011A090 009B020 011B073 011A036 010A199 013B117 011C032 010A233 014A010 010A237 Institutional Institutional Institutional Institutional 014A084 010A238 Education Housing (IH1) Housing (IH2) Housing (IH3) (IE3) 010A266 010F010 002D010 001D585 010A239 010A273 011A041 002H079 001F175 010A240 011B036 006B301 001F137 010A243 010A166 010A245 010A249 010A264 010A265

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BEGINNING at the intersection of Stony Lane and Spring Mill Road; thence, continuing southeasterly along Stony Lane 1,417.6 feet to a point at the bend of Stony Lane; thence, continuing northeasterly direction along Stony Lane 1,142 feet to a point at the bend of Stony Lane; thence, continuing in a southeasterly direction along Stony Lane 671.6 feet to a point; thence, continuing in a northeasterly direction 896 feet to a point; thence, continuing in a northeasterly direction 526.5 feet to a point; thence, continuing in a southeasterly direction 614 feet to a point along Lafayette Road; thence, continuing in a northeasterly direction along Lafayette Road 2,209.9 feet to a point at the intersection of Martins Lane; thence, continuing in a northwesterly direction along Martins Lane 602.7 feet to a point; thence, continuing in a northeasterly direction 60 feet to a point; thence, continuing in a northeasterly direction 296.3 feet to a point; thence, continuing in a southeasterly direction 25 feet to a point; thence, continuing in a northeasterly direction 898 feet to a point along the Schuylkill Expressway (I- 76); thence, continuing in a northwesterly and southwesterly direction along the Schuylkill Expressway (I-76) 5,071.5 feet to a point; thence, continuing in a southeasterly direction 251.1 feet to a point; thence, continuing in a northeasterly direction 355.7 feet to a point; thence, continuing in a southeasterly direction 249.5 feet to a point; thence, continuing in a northeasterly direction 645 feet to a point; thence, continuing in a southeasterly direction 405 feet to a point; thence, continuing in a southwesterly direction 843 feet to a point; thence, continuing in a southeasterly direction 157 feet to a point; thence, continuing southeasterly 380 feet to a point along Spring Mill Road; thence, continuing in a northeasterly direction along Spring Mill Road 1,084 feet to a point; thence, continuing in a southeasterly direction 511.9 feet to a point; thence, continuing in a southeasterly direction 269 feet to a point; thence, continuing in a southeasterly direction 630.3 feet to a point; thence, continuing in a southwesterly direction 705 feet to a point; thence, continuing in a northwesterly direction 161.9 feet to a point; thence, continuing in a southwesterly direction 376.8 feet to a point; thence, continuing in a northwesterly direction 246 feet to a point; thence, continuing in a northwesterly direction 132.1 feet to a point; thence, continuing in a northwesterly direction 318.7 feet to a point along Spring Mill Road; thence continuing in a southwesterly direction 4,657.4 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Stony Lane and Henry Lane; thence, continuing in a northwesterly direction along Stony Lane 1,930.4 feet to a point; thence, continuing in a northeasterly direction 458.2 feet to a point; thence, continuing in a southeasterly direction 201.5 feet to a point; thence, continuing in a northeasterly direction 21.7 feet to a point; thence, continuing in a northeasterly direction 135.4 feet to a point; thence, continuing in a northwesterly direction 239.9 feet to a point; thence, continuing in a northwesterly direction 446.9 feet to a point along Lafayette Road; thence, continuing in a northeasterly direction along Lafayette Road 433.4 feet to a point; thence, continuing in a southeasterly direction 253.8 feet to a point; thence, continuing in a northeasterly direction 87.7 feet to a point; thence, continuing in a southeasterly 254.1 feet to a point; thence, continuing in a southerly direction 136.8 feet to a point; thence, continuing in a southeasterly direction 207 feet to a point; thence, continuing in a northeasterly direction 235 feet to a point; thence, continuing in a southeasterly direction 635.7 feet to a point; thence, continuing in a southwesterly direction 674 feet to a point; thence, continuing in a southeasterly direction 164.1 feet to a point; thence, continuing in a southwesterly direction 325.2 feet to a point; thence, continuing in a southwesterly direction 232.5 feet to a point along Stony Lane; thence, continuing in a northwesterly and southwesterly

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along Stony Lane direction 489.6 feet to the first mentioned point of beginning.

BEGINNING at a point 29.7 feet southwest of the intersection of Stony Lane and Youngs Ford Road; thence, continuing in a southeasterly direction 536.6 feet to a point; thence, continuing in a southwesterly direction 45.2 feet to a point; thence, continuing in a southwesterly direction 20 feet to a point; thence, continuing in a northwesterly direction 287.4 feet to a point; thence, continuing in a northwesterly direction 256.4 feet to the first mentioned point of beginning.

BEGINNING at a point along Waverly Road 228.9 feet northeast of the intersection of Rock Creek Road and Waverly Road; thence, continuing in a northeasterly direction 261.9 feet to a point; thence, continuing in a northwesterly direction 843.6 feet to a point; thence, continuing in a northeasterly direction 894.4 feet to a point; thence, continuing in a southeasterly direction 1,045.3 feet to a point; thence, continuing in a southerly direction 54.6 feet to a point; thence, continuing in a southeasterly direction 139.2 feet to a point along Waverly Road; thence, continuing in a southwesterly and northwesterly direction along Waverly Road 1,361.5 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Old Gulph Road and Matsons Ford Road; thence, continuing in a northeasterly and easterly direction along Matsons Ford Road 2,848.2 feet to a point along the entrance ramp of the Schuylkill Expressway (I-76) and Mid-County Expressway(I-476); thence, continuing along such entrance ramp southeasterly 156.6 feet to a point; thence, continuing in a southeasterly direction along such entrance ramp 333.9 feet to a point; thence, continuing in a southeasterly direction along such entrance ramp 171.9 feet to a point; thence, continuing in a southeasterly direction along such entrance ramp 212.7 feet to a point; thence, continuing in a northeasterly direction along such entrance ramp 304.4 feet to a point; thence, continuing in a northwesterly direction along such entrance ramp 85.63 feet to a point; thence, continuing in a southeasterly direction along such entrance ramp an arc distance of 633.3 feet to a point; thence, continuing in a southwesterly direction along such entrance ramp 263.6 feet to a point; thence, continuing in a northwesterly direction 20 feet to a point; thence, continuing in a southwesterly direction along such entrance ramp 421.7 feet to a point; thence, continuing in a southwesterly direction along such entrance ramp 264.1 feet to a point; thence, continuing in a southwesterly direction along the Mid-county Expressway (I-476) 2,516.6 feet to a point along Old Gulph Road; thence, continuing in a northwesterly direction along Old Gulph Road 1,737.2 feet to the point of beginning.

BEGINNING at the intersection of Spring Mill Road and County Line Road; thence, continuing in a northeasterly direction along Spring Mill Road 1,501.1 feet to a point; thence, continuing in a northwesterly direction 199.6 feet to a point; thence, continuing in a northwesterly direction 141.3 feet to a point; thence, continuing in a southwesterly direction along Greenwood Court 18.2 feet to a point; thence, continuing in a northwesterly direction 45 feet to a point; thence, continuing in a northwesterly direction 195.1 feet to a point; thence, continuing in a northeasterly direction 41.3 feet to a point; thence in a northwesterly direction 299.8 feet to a point; thence, continuing in a northeasterly direction 425 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 659.3 feet to a point; thence, continuing in a southwesterly direction 219.7 feet to a point; thence, continuing in a southwesterly direction 318.8 feet to a point; thence, continuing in a southeasterly direction 145.5 feet to a point; thence, continuing in a southwesterly direction 380.8 feet to a point; thence, continuing in a southeasterly direction 118 feet to a point; thence, continuing in a southwesterly direction 986.8 feet to a point along County Line Road; thence, continuing in a southeasterly

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direction along County Line Road 832.4 feet to the point of beginning.

BEGINNING at the intersection of Black Rock Road and Williamson Road thence, continuing in a, northeasterly along Black Rock Road 692.1 feet to a point; thence, continuing in a northwesterly direction 1,185.0 feet to a point; thence, continuing in a southwesterly direction 213.4 feet to a point; thence, continuing in a southwesterly direction 295.8 feet to a point; thence, continuing in a southwesterly direction 128 feet to a point; thence, continuing in a southwesterly direction 144.9 feet to a point; thence, continuing in a northwesterly direction 35.4 feet to a point; thence, continuing in a southwesterly direction 60 feet to a point; thence, continuing in a northwesterly direction 37.5 feet to a point; thence, continuing in a northwesterly direction 168.0 feet to a point; thence, continuing in a southwesterly direction 153.3 feet to a point; thence, continuing in a southwesterly direction 97.4 feet to a point; thence, continuing in a southwesterly direction 432.9 feet to a point along Williamson Road; thence, continuing in a southeasterly direction along Williamson Road 239.6 feet to a point; thence, continuing in a northeasterly direction 248 feet to a point; thence, continuing in a northeasterly direction 108 feet to a point; thence, continuing in a southeasterly direction 87.1 feet to a point; thence, continuing in a northeasterly direction 195 feet to a point; thence, continuing in a southeasterly direction 192 feet to a point; thence, continuing in a southwesterly direction 214.5 feet to a point along Williamson Road; thence, continuing in a southeasterly direction along Williamson Road 495.1 feet to the first mentioned point of beginning.

BEGINNING at the intersection of Old Gulph Road and Harriton Road; thence, continuing in a northeasterly direction along Harriton Road 673.7 9 feet to a point; thence, continuing in a continuing northwesterly direction 456.9 feet to a point; thence, continuing in a northwesterly direction 506.8 feet to a point; thence, continuing in a southwesterly direction 213.8 feet to a point; thence, continuing in a southwesterly direction 406.1 feet to a point; thence, continuing in a southeasterly direction 1,133.8 feet to a point along Old Gulph Road; thence, continuing in a northeasterly direction along Old Gulph Road 211.9 feet to the first mentioned point of beginning.

BEGINNING at point, approximately (40°01'47.7"N 75°18'34.9"W), 196.8 feet southwest of Potts Lane; such point that is 162.6 feet northwest of the intersection of Potts and Caversham Road; thence, continuing in a southwesterly direction 250 feet to a point; thence, continuing in a northwesterly direction 354 feet to a point; thence, continuing in a northeasterly direction 250 feet to a point; thence, continuing in a southeasterly direction 363.6 feet to the first mentioned point of beginning.

BEGINNING at a point along Righters Mill Road 324.7 feet southeast of the intersection of Youngs Ford Road and Righters Mill Road; thence, continuing in a southwesterly direction 462 feet to a point; thence, continuing in a southeasterly direction 462.3 feet to a point; thence, continuing in a northeasterly direction 194.7 feet to a point; thence, continuing in a northwesterly direction 62.4 feet to a point; thence, continuing in a northeasterly direction 59.1 feet to a point; thence, continuing in a southeasterly direction 19.2 feet to a point; thence, continuing in a southeasterly direction 10.8 feet to a point; thence, continuing in a northeasterly direction 21.1 feet to a point; thence, continuing in a northeasterly direction 10.8 feet to a point; thence, continuing in a northwesterly direction 120.9 feet to a point; thence, continuing in a northeasterly direction 6.3 feet to a point; thence, continuing in a northwesterly direction 266 feet to a point; thence, continuing in a northeasterly direction 162.5 feet to a point along Righters Mill Road; thence, continuing in a northwesterly direction along Righters Mill Road 25 feet to the first

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mentioned point of beginning.

BEGINNING at a point along the right of way of Greaves Lane 84 feet northeast of the intersection of Conshohocken State Road and Greaves Lane; thence, continuing in a northeasterly direction 457.7 feet to a point; thence, continuing in a northwesterly direction 710 feet to a point; thence, continuing in a southwesterly direction 446.9 feet to a point; thence, continuing in a southeasterly direction 169.8 feet to a point; thence, continuing in a southeasterly direction 187.2 feet to a point; thence, continuing in a southeasterly 142.3 feet to a point; thence, continuing in a southwesterly direction 85.6 feet to a point; thence, continuing in a southeasterly direction 129 feet to the first mentioned point of beginning.

BEGINNING at the intersection of W Rock Hill Road and Bryn Mawr Avenue; thence, continuing in a northeasterly direction along W Rock Hill Road 815.4 feet to a point; thence, continuing in a northwesterly direction 466.6 feet to a point along Conshohocken State Road; thence, continuing in a northwesterly and southwesterly direction along Conshohocken State Road 1,016.6 feet to a point; thence, continuing in a southwesterly direction 174.3 feet to a point; thence, continuing in a northwesterly direction 82.8 feet to a point; thence, continuing in a southwesterly direction 179.7 feet to a point; thence, continuing in a southwesterly direction 216.2 feet to a point along Bryn Mawr Avenue; thence, continuing in a northeasterly direction along Bryn Mawr Avenue 633 feet to the first mentioned point of beginning.

BEGINNING at a point along Belmont Avenue 133 feet northwest of the intersection of Levering Mill Road and Belmont Avenue; thence, continuing along Belmont Avenue northwesterly 481.5 feet to a point; thence, continuing in a northeasterly direction 462.7 feet to a point; thence, continuing in a northwesterly direction 238.9 feet to a point; thence, continuing in a northeasterly direction 35 feet to a point; thence continuing in a northwesterly direction 472.4 feet to a point; thence, continuing in a northerly direction 168.9 feet to a point; thence, continuing in a southwesterly direction 133.7 feet to a point along Belmont Avenue; thence, continuing along Belmont Avenue northwesterly 477.1 feet to a point; thence continuing in a southeasterly direction 87.5 feet to a point; thence continuing northeasterly 233.6 feet to a point; thence continuing northeasterly 352 feet to a point; thence continuing northerly 383.4 feet to a point; thence continuing northeasterly 250 feet to a point; thence continuing southeasterly 908.3 feet to a point; thence continuing southeasterly 412 feet to a point; thence continuing northeasterly 8 feet to a point; then continuing southeasterly 280 feet to a point; thence continuing southeasterly 131.7 feet to a point; thence continuing southeasterly 124.8 feet to a point; then continuing southwesterly 89 feet to a point; thence southeasterly 104.8 feet to a point; thence southerly 312.6 feet to a point; thence southwesterly 123.1 feet to a point; thence, continuing in a northwesterly direction 123.1 feet to a point; thence, continuing in a southwesterly direction 434.6 feet to a point; thence, continuing in a southwesterly direction 136 feet to a point; thence, continuing in a southwesterly direction 254 feet to a point; thence, continuing in a southwesterly direction 114.7 feet to a point; thence, continuing in a southwesterly direction 107 feet to a point; thence, continuing in a southwesterly direction 179.4 feet to a point; thence, continuing in a southwesterly direction 91.3 feet to a point; thence, continuing in a southwesterly direction 113.8 feet to a point; thence, continuing in a northwesterly direction 87.1 feet to a point; thence, continuing in a southwesterly direction 57.5 feet to a point; thence, continuing in a southwesterly direction 49 feet to a point; thence, continuing in a southwesterly direction 55.7 feet to a point; thence, continuing in a southwesterly direction 110 feet to a point; thence, continuing in a southwesterly direction 147.1 feet to a point;

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thence, continuing in a northwesterly direction 74 feet to a point; thence, continuing in a southwesterly direction 183.6 feet to a point; thence continuing southeasterly direction 9.1 feet to a point; thence continuing southwesterly 211.5 feet to a point along Belmont Avenue the first mentioned point of beginning.

BEGINNING at the intersection of Belmont Avenue and Righters Ferry Road; thence, continuing in a northwesterly direction along Belmont Avenue 2,521.3 feet to a point; thence, continuing in a northeasterly direction 511.7 feet to a point; thence, continuing in a northeasterly direction 569.2 feet to a point; thence, continuing in a northeasterly direction 143.3 feet to a point; thence, continuing in a northeasterly direction 100.3 feet to a point; thence, continuing in a northeasterly direction 299.9 feet to a point; thence, continuing in a northeasterly direction 100.8 feet to a point; thence, continuing in a northeasterly direction 109.5 feet to a point; thence, continuing in a northeasterly direction 96.5 feet to a point; thence, continuing in a northeasterly direction 104.5 feet to a point; thence, continuing in a northeasterly direction 99.3 feet to a point; thence, continuing in a northeasterly direction 97.8 feet to a point; thence, continuing in a northeasterly direction 105.5 feet to a point; thence, continuing in a northeasterly direction 39.3 feet to a point; thence, continuing in a northeasterly direction 374.7 feet to a point; thence, continuing in a southeasterly direction 125.4 feet to a point; thence, continuing in a northeasterly direction 547.8 feet to a point along the Schuylkill Expressway and railroad right-of-way; thence, continuing in a southeasterly direction along Schuylkill Expressway and Railroad right-of-way 2,366.4 feet to a point at the intersection with Righters Mill Road; thence, continuing in a southwesterly direction along Righter Mill Road 574.6 feet to a point; thence, continuing in a southeasterly direction 182 feet to a point; thence continuing northeasterly direction 396.2 feet to a point; then continuing northeasterly direction 108.1 feet to a point along Schuylkill Expressway; thence continuing southeasterly along Schuylkill Expressway 575.1 feet to a point; thence continuing southwesterly 270.38 feet to a point; then continuing southwesterly 172.9 feet to a point; thence continuing southwesterly direction 298.8 feet to a point; thence continuing southwesterly direction 332.18 feet to a point; thence, continuing in a southwesterly direction 212.1 feet to a point along Monument Road; thence, continuing in a northwesterly direction along Monument Road 302.7 feet to a point at the intersection of Righters Ferry Road; thence, continuing in a southwesterly direction along Righters Ferry Road 280.8 feet to a point; thence, continuing in a northwesterly direction 275.9 feet to a point; thence, continuing in a southwesterly direction 169.9 feet to a point; thence, continuing in a southwesterly direction 224.5 feet to a point; thence, continuing in a southwesterly direction 90.3 feet to a point; thence, continuing in a southwesterly direction 141.2 feet to a point; thence, continuing in a southwesterly direction 78.5 feet to a point; thence, continuing in a southwesterly direction 40 feet to a point; thence, continuing in a southwesterly direction 44.6 feet to a point; thence, continuing in a northwesterly direction 118.7 feet to a point; thence, continuing in a northwesterly direction 101.1 feet to a point; thence, continuing 138.3 feet to a point; thence, continuing in a southwesterly direction 133.2 feet to a point; thence, continuing in a southwesterly direction 98.3 feet to a point; southwesterly 100.4 feet to a point; thence, continuing in a southwesterly direction 150 feet to a point; thence, continuing in a southeasterly direction 28.58; thence, continuing in a southwesterly direction 147.6 feet to a point; thence, continuing in a southwesterly direction 106.7 feet to a point; thence, continuing in a southwesterly direction 80.2 feet to a point; thence, continuing in a southwesterly direction 141.5 feet to a point; thence, continuing in a southwesterly direction 68.8 feet to a point; thence, continuing in a southwesterly direction 122.6 feet to a point; thence, continuing in a southwesterly direction 41.5 feet to a point along Belmont Avenue; the first mentioned point of beginning.

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BEGINNING at the intersection of W. Wynnewood Road and Argyle Road; thence, continuing in a northwesterly direction along Argyle Road 669.5 feet to a point at the intersection of Hood Road; thence, continuing in a southwesterly direction along Hood Road 752.3 feet to a point at the intersection of E Athens Avenue; thence continuing along E Athens Avenue southeasterly 522.8 feet to a point at the intersection of W. Wynnewood Road; thence continuing northeasterly along W Wynnewood Road 664.9 feet to the first mentioned point of beginning.

IC1

BEGINNING at a point along Bryn Tyddyn Drive 76.5 feet northwest of the intersection of Aloha Lane and Bryn Tyddyn Drive; thence, continuing in a northwesterly direction 50 feet along Bryn Tyddyn Drive to a point; thence, continuing in a southwesterly direction 229.1 feet to a point; thence, continuing in a northwesterly direction 237 feet to a point; thence, continuing in a northeasterly direction 145.5 feet to a point; thence, continuing in a northwesterly direction 63 feet to a point; thence, continuing in a northeasterly direction 92.8 feet to a point; thence, continuing in a northwesterly direction 806.5 feet to a point along the Schuylkill Expressway (I- 76); thence, continuing in a southwesterly direction along the Schuylkill Expressway (I-76) 2,373.9 feet to a point; thence, continuing in a southeasterly direction 157.9 feet to a point along Woodmont Road; thence, continuing along Woodmont Road southeasterly and southerly 467.3 feet to a point; thence, continuing in a southeasterly direction 181.5 feet to a point; thence, continuing in a southwesterly direction 141.1 feet to a point; thence, continuing in a southwesterly direction 124.3 feet to a point; thence, continuing in a northwesterly direction 83.1 feet to a point along Woodmont Road; thence, continuing in a southeasterly and northeasterly direction along Woodmont Road 1,185.3 feet to a point; thence, continuing in a northeasterly direction 1,909.2 feet to the first mentioned point of beginning. (IC1)

BEGINNING at the intersection of Youngs Ford Road and Lafayette Road; thence continuing in a northeasterly direction along Youngs Ford Road 305.7 feet to a point; thence, continuing in a northwesterly direction 51.5 feet to a point; thence, continuing in a northeasterly direction 100 feet to a point; thence, continuing in a northwesterly direction 236.9 feet to a point; thence, continuing in a southwesterly direction 547.1 feet to a point along Lafayette Road ; thence, continuing in an easterly and southeasterly direction along Lafayette Road 321 feet to the first mentioned point of beginning. (IC1)

BEGINNING at a point 143 feet northeast of the intersection of Waverly Road and River Road; thence continuing in a northwesterly direction 156.7 feet to a point; thence, continuing in a northwesterly direction 369.6 feet to a point; thence, continuing in a northwesterly direction 293.7 feet to a point; thence, continuing in a southeasterly direction 538.5 feet to a point; thence, continuing in a southeasterly direction 325.7 feet to a point; thence, continuing in a southeasterly direction 112.8 feet to a point; thence, continuing in a southwesterly direction 221 feet to a point along River Road; thence, continuing in a northwesterly direction along River Road 136 feet to the first mentioned point of beginning. (IC1)

BEGINNING at the intersection of Waverly Road and Youngs Ford Road; thence continuing in a northeasterly direction along Waverly Road 705.3 feet to a point; thence, continuing in a southeasterly direction 421.8 feet to a point; thence, continuing in a southwesterly direction 710

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feet to a point; thence, continuing in a southwesterly direction 86.1 feet to a point along Youngs Ford Road; thence, continuing in a northwesterly direction along Youngs Ford Road 393.6 feet to the first mentioned point of beginning. (IC1)

BEGINNING at a point along Beaumont Drive 265.7 feet southeast of the intersection of Monk Road and Beaumont Drive; then southeasterly along Beaumont Drive 310.2 feet to a point; thence, continuing in a southeasterly direction 203.7 feet to a point; thence, continuing in a southwesterly direction 208 feet to a point; thence, continuing in a southeasterly direction 200 feet to a point along Rose Glen Road; thence, continuing in a southwesterly direction along Rose Glen Road 251 feet to a point; thence, continuing in a northwesterly direction 256.8 feet to a point; thence, continuing in a northerly direction 199.7 feet to a point; thence, continuing in a northwesterly direction 317.5 feet to a point; thence, continuing in a northeasterly direction 393.3 feet to the first mentioned point of beginning. (IC1)

BEGINNING at a point along Vaughns Lane 509.5 feet northeast on the intersection of Conshohocken State Road and Vaughns Lane; thence, continuing in a southeasterly direction 205.1 feet to a point; thence, continuing in a northeasterly direction 288.7 feet to a point; thence, continuing in a southeasterly direction 100 feet to a point; thence, continuing in a northeasterly direction 123 feet to a point; thence, continuing in a northwesterly direction 311 feet to a point; thence, continuing in a northwesterly direction 254.2 feet to a point; thence, continuing in a southwesterly direction 402.6 feet to a point; thence, continuing in a southeasterly direction 247.7 feet to a point along Vaughns Lane; thence, continuing in a northeasterly direction along Vaughns Lane 38 feet to the first mentioned point of beginning. (IC1)

BEGINNING at a point along Righters Mill Road 325 feet northwest of the intersection of Greaves Lane and Righters Mill Road; then northwesterly along Righters Mill Road 366.5 feet to a point; thence, continuing in a southwesterly direction 1,000.2 feet to a point; thence, continuing in a southwesterly direction 276.5 feet to a point along Merion Square Road; thence, continuing in a southeasterly direction 73.4 feet to a point; thence, continuing in a northeasterly direction 271 feet to a point; thence, continuing in a northeasterly direction 157.7 feet to a point; thence, continuing in a southeasterly direction 223.8 feet to a point; thence, continuing in a southeasterly direction 283.3 feet to a point; thence, continuing in a northeasterly direction 269 feet to a point; thence, continuing in a northwesterly direction 87.3 feet to a point; thence, continuing in a northeasterly direction 229.7 feet to a point; thence, continuing in a northwesterly direction 60.5 feet to a point; thence, continuing in a northeasterly direction 218.9 feet to the first mentioned point of beginning. (IC1)

BEGINNING at the intersection of Old Gulph Road and New Gulph Road; then northeasterly along Old Gulph Road 605.6 feet to a point; thence, continuing in a southeasterly direction 229.2 feet to a point; thence, continuing in a southwesterly direction 355.9 feet to a point; thence, continuing in a southwesterly direction 210.3 feet to a point; thence, continuing in a northwesterly direction 75.7 feet to a point; thence, continuing in a southwesterly direction 229.5 feet to a point along New Gulph Road; thence, continuing in a northwesterly direction along New Gulph Road 447.2 feet to the first mentioned point of beginning. (IC1)

BEGINNING at the intersection of Fishers Road and New Gulph Road; then northeasterly along Fishers Road 645.2 feet to a point at the intersection of Pennswood Road; thence, continuing in a southeasterly direction along Pennswood Road 639.3 feet to a point along the bend of Pennswood Road; thence, continuing in a southwesterly direction along Pennswood Road 629.5

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feet to a point at the intersection of New Gulph Road; thence, continuing in a northwesterly direction along New Gulph Road 632.1 feet to the first mentioned point of beginning. (IC1)

BEGINNING at the intersection of Montgomery Avenue and Grays Lane; then northeasterly along Grays Lane 1,392.1 feet to a point at the intersection of Elbow Lane; thence, continuing in a southeasterly direction along Elbow Lane 715.5 feet to a point along Cheswold Lane; thence, continuing in a southwesterly direction along Cheswold Lane 1,194.5 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 714.7 feet to the first mentioned point of beginning. (IC1)

BEGINNING at a point along Old Gulph Road 81.8 feet southeast of the intersection of McClenaghans Mill Road and Old Gulph Road, then northeasterly 229.6 feet to a point; thence, continuing in a northwesterly direction 278.2 feet to a point; thence, continuing in a southwesterly direction 138 feet to a point; thence, continuing in a southwesterly direction 180.3 feet to a point; thence, continuing in a southwesterly direction 202.1 feet to a point; thence, continuing in a southwesterly direction 25.4 feet to a point along E. Old Gulph Road; thence, continuing in a southeasterly direction along Old Gulph Road 499.7 feet to the first mentioned point of beginning. (IC1)

BEGINNING at the intersection of Montgomery Avenue and N. Wynnewood Avenue; then southeasterly along N. Wynnewood Avenue 327 feet to a point; thence, continuing in a southwesterly direction 603.9 feet to a point along Penn Road; thence, continuing in a northeasterly direction along Penn Road 272.5 feet to a point along Montgomery Avenue; thence, continuing in a northeasterly direction along Montgomery Avenue 499.4 feet to the first mentioned point of beginning. (IC1)

BEGINNING at the intersection of Montgomery Avenue and Gypsy Lane; then northeasterly along Gypsy Lane 269 feet to a point at the intersection of Manor Road; thence, continuing in a northeasterly direction along Manor Road 287.6 feet to a point; thence, continuing in a southeasterly direction 150 feet to a point; thence, continuing in a southwesterly direction 171.4 feet to a point; thence, continuing in a southeasterly direction 192.3 feet to a point along Montgomery Avenue; thence, continuing in a southwesterly direction 156.2 feet to the first mentioned point of beginning. (IC1)

BEGINNING at a point along Hagys Ford Road 768.2 feet southeast of the intersection Flat Rock Road and Hagys Ford Road; then northeasterly 418.1 feet to a point; thence, continuing in a southeasterly direction 477.3 feet to a point; thence, continuing in a southwesterly direction 309.8 feet to a point; thence, continuing in a northwesterly direction 105.3 feet to a point; thence, continuing in a southwesterly direction 98.1 feet to a point; thence, continuing in a northwesterly direction 260 feet to the first mentioned point of beginning. (IC1)

BEGINNING at a point along Hagys Ford Road 178 feet northwest of the intersection of Bobarn Drive and Hagys Ford Road; then northwesterly and northeasterly along Hagys Ford Road 1,056.9 feet to a point; thence, continuing in a northwesterly direction 33 feet to a point; thence, continuing in a southwesterly direction 268.5 feet to a point; thence, continuing in a southwesterly direction 647.8 feet to a point; thence, continuing in a southeasterly direction 259.4 feet to a point; thence, continuing in a southwesterly direction 923.9 feet to a point; thence, continuing in a southeasterly direction 525.9 feet to a point; thence, continuing in a northeasterly direction 214.9 feet to a point; thence, continuing in a northeasterly direction 247.6 feet to a

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point; thence, continuing in a northeasterly direction 262.4 feet to a point; thence, continuing in a northeasterly direction 311.4 feet to a point along Hagys Ford Road being the first mentioned point of beginning. (IC1)

BEGINNING at a point along Fairview Road 1,412.8 feet northwest of the intersection of Summit Road and Fairview Road; then northwesterly along Fairview Road 180.8 feet to a point; thence, continuing in a southwesterly direction 266 feet to a point; thence, continuing in a southeasterly direction 185 feet to a point; thence, continuing in a northeasterly direction 265 feet to the first mentioned point of beginning. (IC1)

BEGINNING at a point along Hazelhurst Avenue 173.5 feet northeast of the intersection of Mallwyd Road and Hazelhurst Avenue; then northeasterly along Hazelhurst Avenue 503.8 feet to a point; thence, continuing in a northwesterly direction 717.4 feet to a point; thence, continuing in a northeasterly direction 100 feet to a point; thence, continuing in a northwesterly direction 272.3 feet to a point along Heath Road; thence, continuing in a southwesterly direction 25 feet to a point; thence, continuing in a southeasterly direction 244.4 feet to a point; thence, continuing in a southwesterly direction 579.1 feet to a point; thence, continuing in a southeasterly direction 744.2 feet to the first mentioned point of beginning. (IC1)

BEGINNING at the intersection of Old Lancaster Road and N. Highland Avenue; thence southwesterly along N. Highland Avenue 637.5 feet to a point; thence, continuing in a southeasterly direction 458.2 feet to a point; thence, continuing in a northeasterly direction 644.8 feet to a point along Old Lancaster Rd; thence, continuing in a northwesterly direction along Old Lancaster Road 453.8 feet to the first mentioned point of beginning. (IC1)

IC2

BEGINNING at the intersection of Black Rock Road and Conshohocken State Road; then southwesterly along Black Rock Road 247.1 feet to a point; thence, continuing in a southeasterly direction 323.2 feet to a point along Youngs Ford Road; thence, continuing in a northeasterly direction along Youngs Ford Road 447.8 feet to a point; thence, continuing in a northwesterly direction 62 feet to a point; thence, continuing in a southwesterly direction 154.5 feet to a point along Conshohocken State Road; thence, continuing in a northwesterly direction along Conshohocken State Road 98 feet to the first mentioned point of beginning. (IC2)

BEGINNING at the intersection of Radnor Street and Montgomery Avenue; then northeasterly along Radnor Street 932 feet to a point; thence, continuing in a southwesterly direction 241.1 feet to a point; thence, continuing in a southeasterly direction 194 feet to a point along Fishers Road; thence, continuing in a southwesterly direction along Fishers Road 88.5 feet to a point; thence, continuing in a southeasterly direction 234.6 feet to a point; thence, continuing in a southwesterly direction 228.4 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 943.5 feet to the place of beginning. (IC2)

BEGINNING at the intersection of Montgomery Avenue and Bleddyn Road; then northeasterly along Bleddyn Road 264 feet to a point; thence, continuing in a southeasterly direction 418.1 feet to a point along Mill Creek Road; thence, continuing in a southwesterly direction along Mill Creek Road 246.3 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 478.6 feet to the first mentioned point of beginning. (IC2)

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BEGINNING at the intersection of Church Road and Argyle Road and Linwood Avenue; then southeasterly along Argyle Road 578.7 feet to a point at the intersection of Hood Road; thence, continuing in a southwesterly direction along Hood Road 300 feet to a point; thence, continuing in a northwesterly direction 578.8 feet to a point along Linwood Avenue; thence, continuing in a northeasterly direction along Linwood Avenue 297 feet to the first mentioned point of beginning. (IC2)

BEGINNING at the intersection of Linwood Avenue and E. Athens Avenue; then northwesterly along E. Athens Avenue 168.7 feet to a point; thence, continuing in a southwesterly direction 188.7 feet to a point; thence, continuing in a southeasterly direction 161.8 feet to a point along Linwood Avenue; thence, continuing in a northeasterly direction along Linwood Avenue 214.5 feet to the first mentioned point of beginning. (IC2)

BEGINNING at the intersection of W. Wynnewood Road and Ballytore Road; then southeasterly along Ballytore Road 621.1 feet to a point; thence, continuing in a northeasterly direction 280.6 feet to a point; thence, continuing in a southeasterly direction 170.4 feet to a point; thence, continuing in a northeasterly direction 380.4 feet to a point along Clothier Road; thence, continuing in a northwesterly direction along Clothier Road 360.8 feet to a point at the intersection of W. Wynnewood Road; thence, continuing in a northwesterly direction along W. Wynnewood Road 784.9 feet to the first mentioned point of beginning. (IC2)

BEGINNING at the intersection Lancaster Avenue and Remington Road; then southwesterly along Remington Road 605.1 feet to a point; thence, continuing in a northwesterly direction 553.3 feet to a point; thence, continuing in a northeasterly direction 624.6 feet to a point along Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 552 feet to the first mentioned point of beginning. (IC2)

BEGINNING at the intersection of Haverford Road and City Avenue; then northwesterly 1,100.2 feet to a point; thence, continuing in a northeasterly direction 543.3 feet to a point; thence, continuing in a southeasterly direction 287.7 feet to a point; thence, continuing in a southeasterly direction 240.8 feet to a point; thence, continuing in a southeasterly direction 163.1 feet to a point; thence, continuing in a northeasterly direction 178.1 feet to a point along Allandale Road; thence, continuing in a southeasterly direction along Allandale Road 576.3 feet to a point at the intersection of City Avenue; thence, continuing in a southwesterly direction along City Avenue 971.6 feet to the first mentioned point of beginning. (IC2)

BEGINNING at the intersection of Trevor Lane and Llandrillo Road; then southwesterly along Llandrillo Road 99.3 feet to a point; thence, continuing in a southwesterly direction 254.2 feet to a point; thence, continuing in a northeasterly direction 642 feet to a point; thence, continuing in a southeasterly direction 223.2 feet to a point along Trevor Lane; thence, continuing in a southeasterly direction along Trevor Lane 526.1 feet to the first mentioned point of beginning. (IC2)

BEGINNING at a point along Conshohocken State Road 243.6 feet southeast of the intersection of Manayunk Road and Conshohocken State Road; then northeasterly along Conshohocken State Road 88.4 feet to a point; thence, continuing in a southwesterly direction 174.3 feet to a point; thence, continuing in a northwesterly direction 82.8 feet to a point; thence, continuing in a northeasterly direction 146.5 feet to the first mentioned point of beginning. (IC2)

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BEGINNING at a point 475 feet southeast of the intersection of Montgomery Avenue and Meeting House Lane; then northwesterly 193 feet to a point; thence, continuing in a northeasterly direction 291.6 feet to a point, thence, continuing in a southeasterly direction 506.8 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 450 feet to the first mentioned point of beginning. (IC2)

BEGINNING at the intersection of Levering Mill Road and Bala Avenue; then northwesterly along Levering Mill Road 427.6 feet to a point; thence, continuing in a southwesterly direction 201.9 feet to a point; thence, continuing in a southwesterly direction 75.8 feet to a point; thence, continuing in a southwesterly direction 262.5 feet to a point; thence, continuing in a southeasterly direction 111.5 feet to a point; thence, continuing in a southwesterly direction 35.4 feet to a point along Parsons Avenue; thence, continuing in a southeasterly direction along Parsons Avenue 294.4 feet to a point at the intersection of Bala Avenue and Levering Mill Road, being the first mentioned point of beginning. (IC2)

IC3

BEGINNING at the intersection of Lancaster Avenue and Montrose Avenue; then southwesterly along Montrose Avenue 330 feet to a point; thence, continuing in a southeasterly direction 226.8 feet to a point; thence, continuing in a southwesterly direction 125.2 feet to a point along County Line Road; thence, continuing in a southeasterly direction along County Line Road 100 feet to a point; thence, continuing in a northeasterly direction 100 feet to a point; thence, continuing in a northeasterly direction 121.2 feet to a point; thence, continuing in a northwesterly direction 107.4 feet to a point; thence, continuing in a northeasterly direction 36.5 feet to a point; thence, continuing in a southeasterly direction 19.9 feet to a point; thence, continuing in a northeasterly direction 284.7 feet to a point along Lancaster Avenue; thence, continuing in a northwesterly direction along Lancaster Avenue 211.8 feet to the first mentioned point of beginning. (IC3)

BEGINNING at a point along Montrose Avenue 108 feet northwest of the intersection of Rose Lane and Montrose Avenue; then northwesterly along Montrose Avenue 236.3 feet to a point; thence, continuing in a southwesterly direction 215.2 feet to a point; thence, continuing in a southwesterly direction 25 feet to a point; thence, continuing in a northwesterly direction 75 feet to a point; thence, continuing in a southwesterly direction 254 feet to a point along Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 287 feet to a point; thence, continuing in a northeasterly direction 192.5 feet to a point; thence, continuing in a southeasterly direction 9.6 feet to a point; thence, continuing in a northeasterly direction 213.9 feet to the first mentioned point of beginning. (IC3)

BEGINNING at a point along S. Warner Avenue 328.5 feet northeast of the intersection of County Line Road and S. Warner Avenue; then northwesterly 105.4 feet to a point; thence, continuing in a northeasterly direction 119.7 feet to a point; thence, continuing in a southeasterly direction 203.4 feet to a point; thence, continuing in a southwesterly direction 86.5 feet to a point; thence, continuing in a northwesterly direction 100.6 feet to the first mentioned point of beginning. (IC3)

BEGINNING at a point along S. Merion Avenue 240.5 feet northeast of the intersection of Old Lancaster Road and S. Merion Avenue; then northeasterly along S. Merion Avenue 106.9 feet to a point; thence, continuing in a northwesterly direction 175.1 feet to a point; thence, continuing

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in a southwesterly direction 92.3 feet to a point; thence, continuing in a southeasterly direction 6.5 feet to a point; thence, continuing in a southwesterly direction 72.3 feet to a point; thence, continuing in a southeasterly direction 183 feet to the first mentioned point of beginning. (IC3)

BEGINNING at the intersection of Pennswood Road and Montgomery Avenue; then southwesterly along Pennswood Road 751.6 feet to a point; thence, continuing in a southeasterly direction 296.3 feet to a point; thence, continuing in a southeasterly direction 157.5 feet to a point along Barrett Avenue; thence, continuing in a northeasterly direction along Barrett Avenue 313.9 feet to a point; thence, continuing in a northeasterly direction 155.6 feet to a point; thence, continuing in a northwesterly direction along the rail road right-of-way 98.7 feet to a point; thence, continuing in a northeasterly direction crossing over the rail road right-of-way 149.5 feet to a point; thence, continuing in a northeasterly direction 115.4 feet to a point; thence, continuing in a northwesterly direction 24 feet to a point; thence, continuing in a northeasterly direction 77.6 feet to a point; thence, continuing in a northwesterly direction 9 feet to a point; thence, continuing in a southwesterly direction 6 feet to a point; thence, continuing in a northwesterly direction 71 feet to a point; thence, continuing in a northeasterly direction 70 feet to a point; thence, continuing in a northwesterly direction 13 feet to a point; thence, continuing in a northeasterly direction 137.8 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 191.2 feet to the first mentioned point of beginning. (IC3)

BEGINNING at the intersection of Greenfield Avenue and W. Spring Avenue; then northwesterly along W. Spring Avenue 262.6 feet to a point; thence, continuing in a northeasterly direction 94.4 feet to a point; thence, continuing in a southeasterly direction 254 feet to a point along Greenfield Avenue; thence, continuing in a southwesterly direction along Greenfield Avenue 104.3 feet to the first mentioned point of beginning. (IC3)

BEGINNING at the southerly intersection of W. Athens Avenue and Ardmore Avenue; then southwesterly along Ardmore Avenue 274.3 feet to a point; thence, continuing in a northwesterly direction 295.3 feet to a point; thence, continuing in a northeasterly direction 150 feet to a point; thence, continuing in a southeasterly direction 50.3 feet to a point; thence, continuing in a northeasterly direction 123 feet to a point along W. Athens Avenue; thence, continuing in a southeasterly direction along W. Athens Avenue 247.6 feet to the first mentioned point of beginning. (IC3)

BEGINNING at the northerly intersection of W. Athens Avenue and Ardmore Avenue; then southwesterly along Ardmore Avenue 100 feet to a point; thence, continuing in a southeasterly direction 270.5 feet to a point; thence, continuing in a northeasterly direction 100 feet to a point along W. Athens Avenue; thence, continuing in a northwesterly direction 270.5 feet to the first mentioned point of beginning. (IC3)

BEGINNING at a point along Walnut Avenue 419.7 feet northeast of the intersection of E. Spring Avenue and Walnut Avenue; then northeasterly along Walnut Avenue 75.3 feet to a point; thence, continuing in a southeasterly direction 129.6 feet to a point; thence, continuing in a southwesterly direction 86.4 feet to a point; thence, continuing in a northwesterly direction129.2 feet to the first mentioned point of beginning. (IC3)

BEGINNING at a point along Walnut Avenue 138.2 feet northeast of the intersection of E. Spring Avenue and Walnut Avenue; then northeasterly along Walnut Avenue 78.6 feet to a

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point; thence, continuing in a northwesterly direction 177.9 feet to a point along Sheldon Lane; thence, continuing in a southwesterly direction along Sheldon Lane 82.4 feet to a point; thence, continuing in a southeasterly direction 150.9 feet to the first mentioned point of beginning. (IC3)

BEGINNING at the intersection of Lancaster Avenue and Argyle Road; then southeasterly along Lancaster Avenue 391.3 feet to a point; thence, continuing in a southwesterly direction 210 feet to a point; thence, continuing in a northwesterly direction 6.6 feet to a point; thence, continuing in a northeasterly direction 25 feet to a point; thence, continuing in a northwesterly direction 13.9 feet to a point; thence, continuing in a southwesterly direction 173 feet to a point along Argyle Road; thence, continuing in a northwesterly direction along Argyle Road 166.4 feet to a point; thence, continuing in a southwesterly direction 175 feet to a point; thence, continuing in a northwesterly direction 145 feet to a point along Simpson Road; thence, continuing in a northeasterly direction along Simpson Road 174.8 feet to a point at the intersection of Argyle Road; thence, continuing in a northeasterly direction along Argyle Road 178.7 feet to the first mentioned point of beginning. (IC3)

BEGINNING at the intersection of W. Wynnewood Road and E. Athens Avenue; then southeasterly along E. Athens Avenue 485 feet to a point at the intersection of Sussex Road; thence, continuing in a northeasterly direction along Sussex Road 200.4 feet to a point; thence, continuing in a northwesterly direction 185 feet to a point; thence, continuing in an easterly direction 26.3 feet to a point; thence, continuing in a northeasterly direction 248.4 feet to a point; thence, continuing in a southwesterly direction 78.7 feet to a point; thence, continuing in a northwesterly direction 115 feet to a point along W. Wynnewood Road; thence, continuing in a southwesterly direction along W. Wynnewood Road 158.1 feet to the first mentioned point of beginning. (IC3)

BEGINNING at the intersection of Manoa Road and Haverford Road; then northwesterly along Haverford Road 206.3 feet to a point; thence, continuing in a southwesterly direction 291.7 feet to a point; thence, continuing in a northwesterly direction 10.3 feet to a point; thence, continuing in a southwesterly direction 127.2 feet to a point along Rock Glen Road; thence, continuing in a southeasterly direction along Rock Glen Road 121.7 feet to a point at the intersection of Manoa Road; thence, continuing in a northeasterly direction along Manoa Road 372.2 feet to a point; thence, continuing in a southeasterly direction 130.6 feet to a point; thence, continuing in a southwesterly direction 31.5 feet to a point; thence, continuing in a southeasterly direction 1.4 feet to a point; thence, continuing in a southwesterly direction 80.2 feet to a point; thence, continuing in a southeasterly direction 81.4 feet to a point; thence, continuing in a southwesterly direction 53 feet to a point; thence, continuing in a southeasterly direction 135 feet to a point along Overbrook Parkway; thence, continuing in a northeasterly direction along Overbrook Parkway 292.5 feet to a point along Haverford Road; thence, continuing in a northwesterly direction along Haverford Road 272 feet to the first mentioned point of beginning. (IC3)

BEGINNING at a point along Haverford Road 124.9 feet southeast of the intersection of Drayton Lane and Haverford Road, adjacent to the Lower Merion School District property on Haverford Road; then southeasterly along Haverford Road 590.1 feet to a point; thence, continuing in a southwesterly direction 292.6 feet to a point; thence, continuing in a northwesterly direction 591.2 feet to a point; thence, continuing in a northeasterly direction 296.3 feet to the first mentioned point of beginning. (IC3)

BEGINNING at a point along Haverford Road 123.7 feet northwest of the intersection of Witley

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Road and Haverford Road; then southwesterly 255.5 feet to a point; thence, continuing in a southeasterly direction 133.4 feet to a point; thence, continuing in a southeasterly direction 190.8 feet to a point; thence, continuing in a northeasterly direction 171 feet to a point; thence, continuing in a northwesterly direction 26.5 feet to a point; thence, continuing in a northeasterly direction 19.3 feet to a point; thence, continuing in a northeasterly direction 155.7 feet to a point along Haverford Road; thence, continuing in a northwesterly direction along Haverford Road 233.8 feet to the first mentioned point of beginning. (IC3)

BEGINNING at a point along Remington Road 128.4 feet southwest of the intersection of Crosshill Road and Remington Road; then northwesterly 104.6 feet to a point; thence, continuing in a northeasterly direction 59.6 feet to a point; thence, continuing in a northwesterly direction 50 feet to a point; thence, continuing in a northwesterly direction 166.24 feet to a point; thence, continuing in a northwesterly direction 106.73 feet to a point; thence, continuing in a southwesterly direction 328.4 feet to a point; thence, continuing in a southeasterly direction 280.5 feet to a point along Remington Road; thence, continuing in a northeasterly direction 210.7 feet to the first mentioned point of beginning. (IC3)

BEGINNING at the intersection of Montgomery Avenue and Meeting House Lane then along Meeting House Lane in a northeasterly direction 625.9 feet to a point; thence, continuing in a southeasterly direction 128 feet to a point; thence, continuing in a southwesterly direction 291.6 feet to a point; thence continuing in a southeasterly direction 193 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 475 feet to the first mentioned point of beginning. (IC3)

BEGINNING at the intersection of Levering Mill Road and Bala Avenue; thence, continuing in a southeasterly direction along Levering Mill Road 134.4 feet to a point; thence, continuing in a northeasterly direction 234.6 feet to a point; thence, continuing in a northwesterly direction 154.1 feet to a point along Bala Avenue; thence, continuing in a southwesterly direction along Bala Avenue 199.6 feet to the first mentioned point of beginning. (IC3)

BEGINNING at the intersection of Old Lancaster Road and N. Highland Avenue; thence, along N. Highland Avenue in a northeasterly direction 478.4 feet to a point; thence, continuing in a southeasterly direction 448.6 feet to a point; thence, continuing in a southwesterly direction 470.3 feet to a point along Old Lancaster Road; thence, continuing in a northwesterly direction along Old Lancaster Road 453.8 feet to the first mentioned point of beginning. (IC3)

BEGINNING at the intersection of Bryn Mawr Avenue and N. Highland Avenue; then southeasterly along Bryn Mawr Avenue 506.4 feet to a point; thence, continuing in a southwesterly direction 317.3 feet to a point; thence, continuing in a northwesterly direction 73.7 feet to a point; thence, continuing in a southeasterly direction 26.6 feet to a point; thence, continuing in a northwesterly direction 234.8 feet to a point; thence, continuing in a northwesterly direction 202.6 feet to a point along N. Highland Avenue; thence, continuing in a northeasterly direction along N. Highland Avenue 301.3 feet to the first mentioned point of beginning. (IC3)

BEGINNING at a point along Union Avenue 203.5 feet southwest of the intersection of Bryn Mawr Avenue and Union Avenue; then southwesterly along Union Avenue 84.2 feet to a point; thence, continuing in a northwesterly direction 221 feet to a point; thence, continuing in a northeasterly direction 83 feet to a point; thence, continuing in a southeasterly direction 74.3 feet

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to a point; thence, continuing in a northeasterly direction 16.5 feet to a point; thence, continuing in a southeasterly direction 67.6 feet to a point; thence, continuing in a southwesterly direction 15.5 feet to a point; thence, continuing in a southeasterly direction 77.5 feet to the first mentioned point of beginning. (IC3)

BEGINNING at the intersection of Conshohocken State Road and St. Asaphs Road; then northeasterly along St. Asaphs Road 573.1 feet to a point; thence, continuing in a southeasterly direction 372.1 feet to a point; thence, continuing in a southwesterly direction 554 feet to a point along Conshohocken State Road; thence, continuing in a northwesterly direction along Conshohocken State Road 491.3 feet to the first mentioned point of beginning. (IC3)

BEGINNING at a point along Ashland Avenue 69.2 feet northeast of the intersection of N. Washington Avenue and Ashland Avenue; then northeasterly along Ashland Avenue 100 feet to a point; thence, continuing in a northwesterly direction 223.8 feet to a point; thence, continuing in a southwesterly direction 100 feet to a point; thence, continuing in a southeasterly direction 223.6 feet to the first mentioned point of beginning. (IC3)

IE1

BEGINNING at a point along Devereux Drive 1,284.3 feet northeast of the intersection of Montgomery Avenue and Devereux Drive; thence continuing in a northwesterly direction 283.4 feet to a point; thence, continuing in a northeasterly direction 120.6 feet to a point; thence, continuing in a northeasterly direction 658.7 feet to a point; thence, continuing in a southeasterly direction 656.1 feet to a point; thence, continuing in a southwesterly direction 665.9 feet to a point; thence, continuing in a northwesterly direction 316.3 feet to a point along Devereux Drive, being the first mentioned point of beginning. (IE1)

BEGINNING at a point along Airdale Road 7.9 feet northeast of the intersection of Ashbridge Road and Airdale Road; thence, northeasterly along Airdale Road 346 feet to a point; thence, continuing in a northwesterly direction 449.7 feet to a point; thence, continuing in a northwesterly direction 91.7 feet to a point; thence, continuing in a northwesterly direction 352.2 feet to a point; thence, continuing in a northwesterly direction 325.1 feet to a point; thence, continuing in a southwesterly direction 428.3 feet to a point; thence, continuing in a southwesterly direction 121.4 feet to a point; thence, continuing in a southeasterly direction 130.5 feet to a point; thence, continuing in a southeasterly direction 119.4 feet to a point; thence, continuing in a southeasterly direction 31.4 feet to a point; thence, continuing in a southeasterly direction 30.8 feet to a point; thence, continuing in a northeasterly direction 20.2 feet to a point; thence, continuing in a southeasterly direction 54.2 feet to a point; thence, continuing in a southwesterly direction 80 feet to a point; thence, continuing in a southeasterly direction 656.6 feet to a point; thence, continuing in a southeasterly direction 220.7 feet to the first mentioned point of beginning. (IE1)

BEGINNING at the intersection of Youngs Ford Road and Merion Square Road; thence, northeasterly along Youngs Ford Road 664.9 feet to a point; thence, continuing in a northwesterly direction 426.5 feet to a point; thence, continuing in a southwesterly direction 134.8 feet to a point; thence, continuing in a northwesterly direction 17.4 feet to a point; thence,

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continuing in a southwesterly direction 20.4 feet to a point; thence, continuing in a southwesterly direction 143.1 feet to a point; thence, continuing in a southeasterly direction 152.4 feet to a point; thence, continuing in a southwesterly direction 403.5 feet to a point; thence, continuing in a southeasterly direction 126.4 feet to a point; thence, continuing in a southwesterly direction 30 feet to a point along Merion Square Road; thence, continuing along Merion Square Road in a southeasterly direction 423.2 feet to the first mentioned point of beginning. (IE1)

BEGINNING at a point along Old Gulph Road 280 feet northwest of the intersection of Montgomery School Lane and Old Gulph Road; thence, northwesterly along Old Gulph Road 1,644.9 feet to a point; thence, continuing in a southwesterly direction 237.6 feet to a point; thence, continuing in a southeasterly direction 21.8 feet to a point; thence, continuing in a northeasterly direction 62.3 feet to a point; thence, continuing in a southeasterly direction 322.3 feet to a point; thence, continuing in a southeasterly direction 512.7 feet to a point; thence, continuing in a northeasterly direction 119.8 feet to a point; thence, continuing in an easterly direction 195 feet to a point along Bell Road; thence, continuing in a northeasterly direction along Bell Road 71 feet to a point; thence, continuing in a southeasterly direction 198.9 feet to a point; thence, continuing in a southeasterly direction 65 feet to a point; thence, continuing in a northeasterly direction 548.8 feet to a point; thence, continuing in a northeasterly direction 149.9 feet to the first mentioned point of beginning. (IE1)

BEGINNING at a point along E. Old Gulph Road 342.7 feet northwest of the intersection of McClenaghan Mill Road, Old Gulph and E. Old Gulph Road; thence, northwesterly along E. Old Gulph Road 251.7 feet to a point; thence, continuing in a southwesterly direction 217.1 feet to a point; thence, continuing in a southeasterly direction 201.4 feet to a point; thence, continuing in a northeasterly direction 91.4 feet to a point; thence, continuing in a northeasterly direction 167 feet to the first mentioned point of beginning. (IE1)

BEGINNING at the intersection of Old Lancaster Road and Melrose Avenue; thence, southeasterly along Old Lancaster Road 474.5 feet to a point at the intersection of N. Highland Avenue; thence, continuing in a southwesterly direction along N. Highland Avenue 423.3 feet to a point; thence, continuing in a northwesterly direction 274 feet to a point; thence, continuing in a southwesterly direction 218.3 feet to a point; thence, continuing in a northwesterly direction 53 feet to a point; thence, continuing in a southwesterly direction 109.1 feet to a point; thence, continuing in a northwesterly direction 227 feet to a point along Melrose Avenue; thence, continuing in a northeasterly direction along Melrose Avenue 757.7 feet to the first mentioned point of beginning. (IE1)

BEGINNING at the intersection of Curwen Road and Montgomery Avenue; thence, southeasterly along Montgomery Avenue 2,327.1 feet to a point; thence, continuing in a southwesterly direction 324.4 feet to a point; thence, continuing in a northwesterly direction 166.2 feet to a point; thence, continuing in a southwesterly direction 290 feet to a point along Wendover Avenue; thence, continuing along Wendover Avenue in a northwesterly direction 37.5 feet to a point; thence, continuing in a southwesterly direction 334.4 feet to a point along the railroad right-of-way; thence, continuing in a northwesterly direction along the railroad right-of- way 1,707.9 feet to a point; thence, continuing in a northeasterly direction 661.3 feet to a point; thence, continuing in a northwesterly direction 530.3 feet to a point along Curwen Road; thence, continuing in a northeasterly direction along Curwen Road 861.3 feet to the first mentioned point of beginning. (IE1)

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BEGINNING at the intersection of N. Roberts Road and New Gulph Road; thence; southwesterly along N. Roberts Road 1,078.6 feet to a point; thence, continuing in a northwesterly direction 531.9 feet to a point; thence, continuing in a northeasterly direction 135.6 feet to a point; thence, continuing in a northwesterly direction 42 feet to a point; thence, continuing in a northeasterly direction 81.6 feet to a point; thence, continuing in a northwesterly direction 194.7 feet to a point; thence, continuing in a northeasterly direction 135.4 feet to a point; thence, continuing in a northwesterly direction 259.6 feet to a point along Airdale Road; thence, continuing in a northeasterly direction 5.6 feet to a point; thence, continuing in a southeasterly direction 258 feet to a point; thence, continuing in a northeasterly direction 174.6 feet to a point; thence, continuing in a northeasterly direction 127.8 feet to a point; thence, continuing in a northeasterly direction 394.7 feet to a point along Old Gulph Road; thence, continuing in a southeasterly direction along Old Gulph Road 587.8 feet to the point at the intersection of N. Roberts Road and New Gulph Road also being the point of beginning. (IE1)

BEGINNING at a point along Morris Avenue 582.4 feet northeast of the intersection of New Gulph Road and Morris Avenue; thence, continuing in a northwesterly direction 281.1 feet to a point; thence, continuing in a northwesterly direction 80.4 feet to a point; thence, continuing in a northeasterly direction 184.3 feet to a point; thence, continuing in a southeasterly direction 261 feet to a point along Morris Avenue; thence along Morris Avenue in a southwesterly direction 244 feet to the first mentioned point of beginning. (IE1)

BEGINNING at a point along Caversham Road 579.7 northeast of the intersection of New Gulph Road and Caversham Road; thence, continuing in a northeasterly direction 20.8 feet along Caversham Road to a point; thence, continuing in a northwesterly direction 284.6 feet to a point; thence, continuing in a northeasterly direction 50 feet to a point; thence, continuing in a northwesterly direction 213.3 feet to a point; thence, continuing in a southwesterly direction 326.8 feet to a point; thence, continuing in a southeasterly direction 303.4 feet to a point; thence, continuing in a northeasterly direction 225 feet to a point; thence, continuing in a southwesterly direction 186.1 feet to the first mentioned point of beginning. (IE1)

BEGINNING at the intersection of City Avenue and Lapsley Lane; thence, southwesterly along City Avenue 1,562 feet to a point at the intersection of Berwick Road; thence, continuing in a northwesterly direction along Berwick Road 631.9 feet to a point; thence, continuing in a southwesterly direction 238.6 feet to a point; thence, continuing in a northwesterly direction 332.6 feet to a point; thence, continuing in a southwesterly direction 115.9 feet to a point; thence, continuing in a northwesterly direction 364 feet to a point along N. Latchs Lane; thence, continuing in a northeasterly direction along N. Latchs Lane 2,707.3 feet to a point; thence, continuing in a southeasterly direction 458.9 feet to a point; thence, continuing in a southwesterly direction 187.3 feet to a point; thence, continuing in a northwesterly direction 193.3 feet to a point; thence, continuing in a southwesterly direction 132.9 feet to a point along Lapsley Lane; thence, continuing in a southeasterly direction along Lapsley Lane 325.5 feet to a point along Lapsley Lane; thence, continuing in a southwesterly direction continuing along Lapsley Lane 396 feet to a point along Lapsley Lane; thence, continuing in a southeasterly direction along Lapsley Lane 713 feet to a point at the intersection of City Avenue; also being the first mentioned point of beginning. (IE1)

IE2

BEGINNING at the intersection of Montgomery Avenue and N. Stone Ridge Lane; thence,

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northwesterly along N. Stone Ridge Lane 221 feet to a point; thence, continuing in a southwesterly direction 29.3 feet to a point; thence, continuing in a southwesterly direction an arc distance of 248.1 feet to a point; thence, continuing in a northwesterly direction 654.8 feet to a point along Saybrook Road; thence, continuing in a southwesterly direction along Saybrook Road 460.9 feet to a point; thence, continuing in a southwesterly direction 485.9 feet to a point; thence, continuing in a southeasterly direction 659.7 feet to a point; thence, continuing in a northeasterly direction 874.6 feet to a point; thence, continuing in a northwesterly direction 155 feet to a point; thence, continuing in a southeasterly direction 361.5 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 305.8 feet to the first mentioned point of beginning. (IE2)

BEGINNING at a point along N. Ithan Avenue 407.7 feet northeast of the intersection of N. Ithan Avenue and Derring Lane; thence, in a northwesterly direction 1,509.1 feet to a point; thence, continuing in a southwesterly direction 1,314.4 feet to a point; thence, continuing in a southeasterly direction 1,040.4 feet to a point; thence, continuing in a southwesterly direction 295.2 feet to a point along N. Ithan Avenue; thence, continuing in a northeasterly direction along N. Ithan Avenue 1,684.8 feet to the first mentioned point of beginning. (IE2)

BEGINNING at a point along Wendover Avenue 432 feet northeast of the intersection of Wendover Avenue and Airdale Road; thence, in a northeasterly direction 289.7 feet to a point; thence, continuing in a northwesterly direction 225 feet to a point; thence, continuing in a southwesterly direction 290 feet to a point along Wendover Avenue; thence, continuing in a northwesterly direction along Wendover Avenue 37.5 feet to a point; thence, continuing in a southwesterly direction 334.4 feet to a point along the railroad right-of-way; thence, continuing in a southeasterly direction along the railroad right-of-way 101.2 feet to a point; thence, continuing in a northeasterly direction 328.4 feet to a point along Wendover Avenue; thence, continuing in a southeasterly direction along Wendover Avenue 162.5 feet to the first mentioned point of beginning. (IE2)

BEGINNING at the intersection of Orchard Way and West Hill Road; thence, southwesterly direction along Orchard Way 54.3 feet to a point; thence, continuing in a northeasterly direction 25 feet to a point; thence, continuing in a northwesterly direction 202.8 feet to a point; thence, continuing in a southwesterly direction 88.8 feet to a point; thence, continuing in a northwesterly direction 149.3 feet to a point; thence, continuing in a northeasterly direction 22.8 feet to a point; thence, continuing in a northwesterly direction 154.5 feet to a point; thence, continuing in a northwesterly direction 49.5 feet to a point; thence, continuing in a northeasterly direction 167.1 feet to a point along the railroad right-of-way; thence, continuing in a southeasterly direction along the railroad right-of-way 436.3 feet to a point; thence, continuing in a southwesterly direction 170.6 feet to a point; thence, continuing in a southeasterly direction 138 feet to a point; thence, continuing in a southwesterly direction 23.3 feet to a point along West Hill Road; thence, continuing in a southeasterly direction along West Hill Road 37 feet to the first mentioned point of beginning. (IE2)

BEGINNING at intersection of Montgomery Avenue and N. Roberts Road; thence, in a northeasterly direction along N. Roberts Road 2,760.1 feet to a point at the intersection with New Gulph Road; thence, continuing in a southeasterly direction along New Gulph Road 894.8 feet to a point; thence, continuing in a northeasterly direction 474.8 feet to a point; thence, continuing in a northeasterly direction 265.2 feet to a point; thence, continuing in a southeasterly direction 184.6 feet to a point; thence, continuing in a southwesterly direction 330 feet to a point; thence,

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continuing in a southeasterly direction 300 feet to a point; thence, continuing in a southwesterly direction 406.8 feet to a point along New Gulph Road; thence, continuing in a southeasterly direction along New Gulph Road 510.9 feet to a point; thence, continuing in a northeasterly direction 313.3 feet to a point; thence, continuing in a southeasterly direction 28.3 feet to a point; thence, continuing in a northeasterly direction 134.8 feet to a point; thence, continuing in a northwesterly direction 40 feet to a point; thence, continuing in a northeasterly direction 203.4 feet to a point; thence, continuing in a southeasterly direction 208.9 feet to a point; thence, continuing in a southeasterly direction 281.1 feet to a point along Morris Avenue; thence, continuing in a southwesterly direction 578.7 feet along Morris Avenue to the intersection of New Gulph Road and Pembroke Roads; thence, continuing in a southeasterly direction along New Gulph Road 1,197.6 feet to a point at the intersection of Fishers Road; thence, continuing in a southwesterly direction along Fishers Road 468.4 feet to a point at the intersection of Radnor Street; thence, continuing in a northwesterly and southwesterly direction along Radnor Street 1,136.4 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction along Montgomery Avenue 807.1 feet to the intersection of Morris Avenue; thence, continuing in a northeasterly direction 399.7 feet along Morris Avenue to the intersection of Yarrow Street; thence, continuing in a northwesterly direction along Yarrow Street 604.1 feet to the intersection of N. Merion Avenue; thence, continuing in a northwesterly direction 817.2 feet along N. Merion Avenue to the intersection of Wyndon Avenue; thence, continuing in a northwesterly direction 338 feet along Wyndon Avenue to the intersection of Kennedy Lane; thence, continuing in a southwesterly direction 509.3 feet along Kennedy Lane to a point; thence, continuing in a southeasterly direction 29.8 feet to a point; thence, continuing in a southwesterly direction 90 feet to a point; thence, continuing in a northwesterly direction 51.5 feet to a point; thence, continuing in a southwesterly direction 10 feet to a point; thence, continuing in a northwesterly direction 72.2 feet to a point; thence, continuing in a southwesterly direction 251.8 feet to a point along Montgomery Avenue; thence, continuing in a northwesterly direction 458.5 feet along Montgomery Avenue to the first mentioned point of beginning. (IE2)

BEGINNING at a point along Righters Mill Road 143.7 feet southeast of the intersection of Barr Lane and Righters Mill Road; thence, continuing in a southeasterly direction along Righters Mill Road 504.9 feet to a point; thence, continuing in a southwesterly direction 904.3 feet to a point; thence, continuing in a southwesterly direction 95.9 feet to a point; thence, continuing in a southwesterly direction 57 feet to a point; thence, continuing in a northwesterly direction 361.7 feet to a point; thence, continuing in a northeasterly direction 231.5 feet to a point; thence, continuing in a northeasterly direction 486 feet to a point; thence, continuing in a northeasterly direction 344.4 feet to the first mentioned point of beginning. (IE2)

BEGINNING at the intersection of Tower Lane and Hagys Ford Road; thence, continuing in a northwesterly direction along Tower Lane 1,456.1 feet to a point; thence, continuing in a northeasterly direction 820 feet to a point along Hagys Ford Road; thence, continuing in a southeasterly direction along Hagys Ford Road 1209.8 feet to a point; thence, continuing in a southeasterly direction along Hagys Ford Road 674.9 feet to a point; thence, continuing in a southwesterly direction along Hagys Ford Road 921.1 feet to the first mentioned point of beginning. (IE2)

BEGINNING at the intersection of Righters Mill Road and Hagys Ford Road; thence, in a northwesterly direction along Righters Mill Road 1,001.3 feet to a point at the intersection of Margo Lane; thence, continuing in a northeasterly direction along Margo Lane 796.2 feet to a point; thence, continuing in a southeasterly direction 798.6 feet to a point along Hagys Ford

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Road; thence, continuing in a southwesterly direction along Hagys Ford Road 827.7 feet to the first mentioned point of beginning. (IE2)

BEGINNING at the intersection of Church Road and Montgomery Avenue; thence, northwesterly along Montgomery Avenue 427.7 feet to a point at the intersection of School House Lane; thence, continuing in a northeasterly direction along School House Lane 686.8 feet to a point; thence, continuing in a northeasterly direction 339.3 feet to a point; thence, continuing in a northeasterly direction 74 feet to a point; thence, continuing in a northwesterly direction 311.7 feet to a point along Llanfair Road; thence, continuing in a northeasterly direction along Llanfair Road 219.8 feet to a point; thence, continuing in a southeasterly direction 401.5 feet to a point; thence, continuing in a southwesterly direction 102.5 feet to a point; thence, continuing in a southeasterly direction 366 feet to a point along Wister Road; thence, continuing in a southwesterly direction along Wister Road 36.6 feet to a point at the intersection of Owen Road; thence, continuing in a southeasterly direction along Owen Road 845.8 feet to a point at the intersection of Montgomery Avenue; thence, continuing in a southwesterly direction along Montgomery Avenue 205 feet to a point; thence, continuing in a southeasterly direction 564.8 feet to a point along Chichester Lane; thence, continuing in a southwesterly direction along Chichester Lane 80 feet to a point; thence, continuing in a southeasterly direction 199.4 feet to a point; thence, continuing in a southwesterly direction 215.4 feet to a point; thence, continuing in a southwesterly direction 285.3 feet to a point; thence, continuing in a southwesterly direction 184.5 feet to a point along Fairhill Road; thence, continuing in a northwesterly direction and southwesterly direction along Fairhill Road 399.3 feet to a point; thence, continuing in a northwesterly direction 271.5 feet to a point; thence, continuing in a northeasterly direction 10 feet to a point; thence, continuing in a northwesterly direction 40 feet to a point; thence, continuing in a northwesterly direction 25 feet to a point; thence, continuing in a northwesterly direction 75.3 feet to a point; thence, continuing in a southwesterly direction 10 feet to a point; thence, continuing in a northwesterly direction 193.1 feet to a point along Church Road; thence, continuing in a northeasterly direction along Church Road 384.2 feet to the first mentioned point of beginning. (IE2)

BEGINNING at the intersection of Argyle Road and W. Wynnewood Road; thence, southwesterly along W. Wynnewood Road 513.6 feet to a point; thence, continuing in a southeasterly direction 115 feet to a point; thence, continuing in a northeasterly direction 78.7 feet to a point; thence, continuing in a southeasterly direction 248.4 feet to a point; thence, continuing in a northeasterly direction 434.1 feet to a point along Argyle Road; thence, continuing in a northwesterly direction along Argyle Road 364 feet to the first mentioned point of beginning. (IE2)

BEGINNING at a point along City Avenue 200 feet northeast of the intersection of Green Hill Lane and City Avenue; thence, in a northeasterly direction along City Avenue 754.2 feet to a point; thence, continuing in a northwesterly direction 155.5 feet to a point; thence, continuing in a northwesterly direction 315.3 feet to a point; thence, continuing in a northeasterly direction 404.9 feet to a point; thence, continuing in a westerly direction 790.4 feet to a point; thence, continuing in a southwesterly direction 345.5 feet to a point; thence, continuing in a southeasterly direction 1,290.6 feet to the first mentioned point of beginning. (IE2)

BEGINNING at a point along Lancaster Avenue 257 feet northwest of the intersection of Indian Creek Road and Lancaster Avenue; thence, in a northwesterly direction along Lancaster Avenue 290 feet to a point; thence, continuing in a northeasterly direction 475 feet to a point; thence,

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continuing in a southeasterly direction 282.4 feet to a point; thence, continuing in a southwesterly direction 475 feet to the first mentioned point of beginning. (IE2)

BEGINNING at the intersection of East Wynnewood Road and City Avenue; thence northwesterly along East Wynnewood Road 586.4 feet to a point; thence, continuing in a northeasterly direction 438.7 feet to a point; thence, continuing in a southeasterly direction 98.6 feet to a point; thence, continuing in a northeasterly direction 135.1 feet to a point along the railroad right-of-way; thence, continuing in a southeasterly direction along the railroad right-of- way 502.8 feet to a point along City Avenue; thence, continuing in a southwesterly direction along City Avenue 420.3 feet to the first mentioned point of beginning. (IE2)

BEGINNING at a point along Bowman Avenue 97.2 feet southwest of the intersection of Baird Road and Bowman Avenue; thence, in a southwesterly direction along Bowman Avenue 703.8 feet to a point; thence, continuing in a northwesterly direction 828.1 feet to a point along Rockland Avenue; thence, continuing in a northeasterly direction along Rockland Avenue 285 feet to a point; thence, continuing in a southeasterly direction 349.4 feet to a point; thence, continuing in a northeasterly direction 312.2 feet to a point; thence, continuing in a southeasterly direction 360.1 feet to the first mentioned point of beginning. (IE2)

BEGINNING at a point along Meeting House Lane 177.2 feet southwest of the intersection of Derwen Road and Meeting House Lane; thence, southwesterly along Meeting House Lane 1,565.9 feet to a point; thence, continuing in a southeasterly direction 650.8 feet to a point along Montgomery Avenue; thence, continuing in a southeasterly direction along Montgomery Avenue 1,114.7 feet to a point; thence, continuing in a northeasterly direction 1,220.3 feet to a point; thence, continuing in a northwesterly direction 166.2 feet to a point; thence, continuing in a northwesterly direction 300.4 feet to the first mentioned point of beginning. (IE2)

BEGINNING at a point along St. Asaphs Road 507.3 feet southwest of the intersection of Clwyd Road and St. Asaphs Road; thence, southwesterly along St. Asaphs Road 250 feet to a point; thence, continuing in a northwesterly direction 269.8 feet to a point; thence, continuing in a northeasterly direction 250 feet to a point; thence, continuing in a southeasterly direction 277.7 feet to the first mentioned point of beginning. (IE2)

IE3

BEGINNING at the intersection of Lancaster Avenue and Buck Lane and N. Buck Lane; thence, in a northeasterly direction along N. Buck Lane 209 feet to a point; thence, continuing in a southeasterly direction 115.7 feet to a point; thence, continuing in a southwesterly direction 210 feet to a point along Lancaster Avenue; thence, continuing in a southeasterly direction along Lancaster Avenue 974.5 feet to a point; thence, continuing in a southwesterly direction 240 feet to a point; thence, continuing in a southeasterly direction 153.4 feet to a point; thence, continuing in a southeasterly direction 100.5 feet to a point; thence, continuing in a southeasterly direction 50.7 feet to a point; thence, continuing in a southwesterly direction 16.6 feet to a point; thence, continuing in a southeasterly direction 22 feet to a point; thence, continuing in a southeasterly direction 146.5 feet to a point along Haverford Station Road; thence, continuing in a southwesterly direction along Haverford Station Road 59.2 feet to a point at the intersection of Old Railroad Avenue; thence, continuing in a northeasterly direction along Old Railroad Avenue 434.3 feet to a point along Lancaster Avenue; thence, continuing in a southeasterly direction

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along Lancaster Avenue 521.7 feet to a point; thence, continuing in a southwesterly direction 140 feet to a point; thence, continuing in a southwesterly direction 115.4 feet to a point; thence, continuing in a southeasterly direction 143.1 feet to a point; thence, continuing in a southwesterly direction 1,010.6 feet to a point; thence, continuing in a northwesterly direction 325.4 feet to a point along College Lane; thence, continuing in a northeasterly direction along College Lane 211.1 feet to a point; thence, continuing in a northwesterly direction 726 feet to a point along Old Railroad Avenue; thence, continuing in a northwesterly direction along Old Railroad Avenue 644.5 feet to a point along the Lower Merion Township boundary line; thence, continuing in a northwesterly direction along the Lower Merion Township boundary line 1,068.6 feet to a point at the intersection of Old Buck Road and Buck Lane; thence, continuing in a northeasterly direction along Buck Lane 596.7 feet to the first mentioned point of beginning. (IE3)

BEGINNING at the intersection of Argyle Road and Church Road; thence, northeasterly along Church Road 230.7 feet to a point; thence, continuing in a northwesterly direction 80.4 feet to a point; thence, continuing in a southwesterly direction 192.2 feet to a point along Argyle Road; thence, continuing in a southeasterly direction along Argyle Road 191.7 feet to the first mentioned point of beginning. (IE3)

BEGINNING at a point along County Line Road 130.6 feet southeast of the intersection of Chestnut Avenue and County Line Road; thence, southeasterly along County Line Road 135.3 feet to a point; thence, continuing in a northeasterly direction 277.2 feet to a point; thence, continuing in a northwesterly direction 135.3 feet to a point; thence, continuing in a southwesterly direction 277.2 feet to the first mentioned point of beginning. (IE3)

BEGINNING at the intersection of Haverford Road and Drayton Lane; thence, in a southwesterly direction along Drayton Lane 664.4 feet to a point along Trent Road; thence, continuing in a northwesterly direction along Trent Road 520.4 feet to a point at the intersection of Suffolk Road; thence, continuing in a northeasterly direction along Suffolk Road 688.6 feet to a point along Haverford Road; thence, continuing along Haverford Road in a southeasterly direction 490.5 feet to the first mentioned point of beginning. (IE3)

BEGINNING at the intersection of Manayunk Road and Levering Mill Road; thence, northwesterly along Manayunk Road 1,381.6 feet to a point; thence, continuing in a northeasterly direction 616.8 feet to a point along Bryn Mawr Avenue; thence, continuing in a northwesterly direction along Bryn Mawr Avenue 517 feet to a point along W. Rock Hill Road; thence, continuing in a northeasterly direction along W. Rock Hill Road 447.6 feet to a point; thence, continuing in a southeasterly direction 454.5 feet to a point; thence, continuing in a southwesterly direction 92.6 feet to a point; thence, continuing in a southeasterly direction 136 feet to a point along W. Amherst Road; thence, continuing in a southwesterly direction along W. Amherst Road 354.9 feet to a point at the intersection of Bryn Mawr Avenue; thence, continuing in a southeasterly direction along Bryn Mawr Avenue 1,214 feet to a point at the intersection with Levering Mill Road; thence, continuing along Levering Mill Road in a southwesterly direction 424.6 feet to the first mentioned point of beginning. (IE3)

BEGINNING at a point 11 feet southeast of the intersection of S. Washington Avenue and School Street; thence, continuing in a southwesterly direction 244.7 feet to a point along Madison Avenue; thence, continuing in a southeasterly direction along Madison Avenue 400 feet to a point; thence, continuing in a southwesterly direction 143.6 feet to a point; thence,

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continuing in a southeasterly direction 208.2 feet to a point; thence, continuing in a southeasterly direction 148.7 feet to a point; thence, continuing in a northeasterly direction 545 feet to a point; thence, continuing in a northeasterly direction 140.6 feet to a point; thence, continuing in a northwesterly direction 498.2 feet to a point; thence, continuing in a southwesterly direction 215.3 feet to the first mentioned point of beginning. (IE3)

BEGINNING at the intersection of Parsons Avenue and Levering Mill Road; thence, in a southwesterly direction along Parsons Avenue 208.3 feet to a point; thence, continuing in a southeasterly direction 334.4 feet to a point; thence, continuing in a southeasterly direction 89.5 feet to a point; thence, continuing in a northwesterly direction 66.8 feet to a point; thence, continuing in a northeasterly direction 118.6 feet to a point along Levering Mill Road; thence, continuing in a northwesterly direction along Levering Mill Road 281.3 feet to the first mentioned point of beginning. (IE3)

BEGINNING at the intersection of Montgomery Avenue and Bryn Mawr Avenue; thence, in a southeasterly direction along Bryn Mawr Avenue 340.3 feet to a point; thence, continuing in a northeasterly direction 231 feet to a point; thence, continuing in a northwesterly direction 3.7 feet to a point; thence, continuing in a northeasterly 193.4 feet to a point along Cynwyd Road; thence, continuing in a northwesterly direction along Cynwyd Road 135.7 feet to a point at the intersection with Montgomery Avenue; thence, continuing in a southwesterly and westerly direction along Montgomery Avenue 478.3 feet to the first mentioned point of beginning. (IE3)

BEGINNING at the intersection of City Avenue and Lapsley Lane; thence in a northwesterly direction along Lapsley Lane 713 feet to a point along Lapsley Lane; thence, continuing in a northeasterly direction along Lapsley Lane 180 feet to a point; thence, continuing in a southeasterly direction 705 feet to a point along City Avenue; thence, continuing in a southwesterly direction along City Avenue 180 feet to the first mentioned point of the beginning. (IE3)

BEGINNING at a point along Lapsley Lane 265.7 feet southeast of the intersection of North Latchs Lane; thence southeasterly direction along Lapsley Lane 349.5 feet to a point; thence, continuing in a northeasterly direction 130 feet to a point; thence, continuing in a northwesterly direction 350 feet to a point; thence, continuing in a southwesterly direction 132.9 feet to the first mentioned point of beginning. (IE3)

BEGINNING at a point along City Avenue 135 feet southwest of the intersection of Bala Avenue and City Avenue; thence, southwesterly along City Avenue 121.5 feet to a point; thence, continuing in a northwesterly direction 301.3 feet to a point; thence, continuing in a northeasterly direction 101.7 feet to a point; thence, continuing in a southeasterly direction 160 feet to a point; thence, continuing in a northeasterly direction 19.7 feet to a point; thence, continuing in a southeasterly direction 140 feet to the first mentioned point of beginning. (IE3)

BEGINNING at the intersection of Pennswood Road and Montgomery Avenue; thence, continuing in a southwesterly direction along Pennswood Road 386.4 feet to a point along the Railroad right-of-way; thence, continuing in a northwesterly direction along Railroad right-of- way 1,234 feet to a point; thence, continuing in a northernly direction 63.5 feet to a point; thence, continuing in a northwesterly direction 31.8 feet to a point; thence, continuing in a northwesterly direction 55.9 feet to a point; thence, continuing in a northwesterly direction 36.6 feet to a point; thence, continuing in a northeasterly direction 101.7 feet to a point; thence, continuing in a

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northwesterly direction 389.1 feet to a point; thence, continuing in a northwesterly direction 45.9 feet to a point; thence, continuing in a northwesterly direction 75.8 feet to a point along Morris Avenue; thence, continuing in a northeasterly direction 173.9 feet to a point along Montgomery Avenue; thence, continuing in a southeasterly direction along Montgomery Avenue 1,874.8 feet to the first mentioned point of beginning. (IE3)

BEGINNING at the intersection of Morris Avenue and Montgomery Avenue; thence northwesterly 1,778.2 feet along Montgomery Avenue to a point; thence, continuing in a northeasterly direction 251.8 feet to a point; thence, continuing in a southeasterly direction 72.2 feet to a point; thence, continuing in a northeasterly direction 10 feet to a point; thence, continuing in a southeasterly direction 51.5 feet to a point; thence, continuing in a northeasterly direction 90 feet to a point along Kennedy Lane; thence, continuing in a northeasterly direction 518.8 feet along Kennedy Lane to the intersection of Wyndon Avenue; thence, continuing along Wyndon Avenue in a southeasterly direction 339.8 feet to the intersection of N. Merion Avenue; thence, continuing in a southeasterly direction along N. Merion Avenue 822.4 feet to the intersection of Yarrow Street; thence, continuing in a southeasterly direction along Yarrow Street 604.1 feet to the intersection of Morris Avenue; thence, continuing in a southwesterly direction along Morris Avenue 399.7 feet to the first mentioned point of beginning. (IE3)

IH1

BEGINNING at the intersection of Waverly Road and Sweet Briar Road; then in a northerly and northeasterly direction along Sweet Briar Road 435.5 feet to a point; thence continuing in a northwesterly direction 170 feet to a point; thence continuing in a northwesterly direction 475.9 feet to a point; thence continuing in a northwesterly direction 497.7 feet to a point; thence continuing in a southwesterly direction 1,536.4 feet to a point; thence, continuing in a southeasterly direction 867.3 feet to a point; thence, continuing in a southeasterly direction 470 feet to a point; thence, continuing in a southwesterly direction 337.2 feet to a point; thence, continuing in a southwesterly direction 57.4 feet to a point; thence, continuing in a southwesterly direction 344.5 feet to a point; thence, continuing in a southeasterly direction 452.2 feet to a point in the centerline of Waverly Road; thence, continuing along Waverly Road in a northeasterly direction 1,856.6 feet to a point at the intersection of Briar Hill Road; thence continuing in a northwesterly direction along Waverly Road 429.4 feet to the first mentioned point of beginning. (IH1)

BEGINNING at the intersection of Old Gulph Road and N. Ithan Avenue; thence in a northeasterly direction along N. Ithan Avenue 1,819 feet to a point; thence, continuing in a southeasterly direction 1,143 feet to a point; thence, continuing in a southwesterly direction 1,661.1 feet to a point along Old Gulph Road; thence, continuing in a northwesterly direction along Old Gulph Road 1,578.1 feet to the first mentioned point of beginning. (IH1)

BEGINNING at a point along Montgomery Avenue 780 feet northwest of the intersection of Airdale Road and Montgomery Avenue; thence in a northeasterly direction 1,112.5 feet to a point; thence, continuing in a northeasterly direction 80 feet to a point; thence, continuing in a northwesterly direction 54.2 feet to a point; thence, continuing in a southwesterly direction 20.2 feet to a point; thence, continuing in a northwesterly direction 30.8 feet to a point; thence,

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continuing in a northwesterly direction 31.4 feet to a point; thence, continuing in a northwesterly direction 119.4 feet to a point; thence, continuing in a northwesterly direction 130.5 feet to a point; thence, continuing in a northeasterly direction 121.4 feet to a point; thence, continuing in a southwesterly direction 376.2 feet to a point; thence, in a southwesterly direction 25 feet to a point; thence, continuing in a northwesterly direction 386 feet to a point; thence, continuing in a southwesterly direction 473.9 feet to a point along W. Montgomery Avenue; thence, continuing in a southeasterly direction along Montgomery Avenue 838.1 feet to the first mentioned point of beginning. (IH1)

IH2

BEGINNING at a point along Rosemont Avenue 29.6 feet southwest of the intersection of Wendover Avenue and Rosemont Avenue; thence, continuing in a southwesterly direction along Rosemont Avenue 184.5 feet to a point along the railroad right-of-way; thence, continuing in a southeasterly direction along the railroad right-of-way 417.9 feet to a point; thence, continuing in a northeasterly direction 43 feet to a point; thence, continuing in a northwesterly direction 373.6 feet to the first mentioned point of beginning. (IH2)

BEGINNING at a point along Montgomery Avenue 340 feet northwest of the intersection of Montgomery Avenue and Woodside Road; thence continuing in a northwesterly direction along Montgomery Avenue 194.7 feet to a point; thence, continuing in a northeasterly direction 264 feet to a point; thence, continuing in a northeasterly direction 321.9 feet to a point; thence, continuing in a southeasterly direction 74.9 feet to a point; thence, continuing in a southwesterly direction 218 feet to a point; thence, continuing in a southwesterly direction 305 feet to the first mentioned point of beginning. (IH2)

BEGINNING at a point along Belmont Avenue 173.8 feet northwest of the intersection of Belmont Avenue and Colwyn Lane; thence, continuing in a northwesterly direction along Belmont Avenue 310.1 feet to a point; thence, continuing in a southwesterly direction 273.9 feet to a point; thence, continuing in a southwesterly direction 449.3 feet to a point; thence, continuing in a southeasterly direction 104.8 feet to a point; thence, continuing in a southerly direction 133.1 feet to a point; thence, continuing in a southwesterly direction 120.8 feet to a point; thence, continuing in a southeasterly direction 136.5 feet to a point; thence, continuing in a northeasterly direction 437.2 feet to a point; thence, continuing in a northeasterly direction 319.1 feet to a point; thence, continuing in a northeasterly direction 175.9 feet to the first mentioned point of beginning. (IH2)

BEGINNING at the intersection of City Avenue and Lancaster Avenue; thence, in a northwesterly direction along Lancaster Avenue 2,013.5 feet to a point; thence, continuing in a northeasterly direction 192.9 feet to a point; thence, continuing in a northeasterly direction 97.2 feet to a point; thence, continuing in a northeasterly direction 563.5 feet to a point; thence, continuing in a northerly direction 547.8 feet to a point; thence, continuing in a northeasterly direction 225.5 feet to a point; thence, continuing in a northeasterly direction 210 feet to a point along Honeysuckle Lane; thence, continuing in a southeasterly and northeasterly direction along Honeysuckle Lane 206.6 feet to a point at the intersection of E. Wynnewood Road; thence, continuing in a southeasterly direction along E. Wynnewood Road 2,901.1 feet to the intersection of City Avenue; thence, continuing in a southwesterly direction along City Avenue 837 feet to the first mentioned point of beginning. (IH2)

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IH3

BEGINNING at a point along City Avenue 580 feet southwest of the intersection of City Avenue and Lancaster Avenue; thence continuing in a northwesterly direction 617.7 feet to a point; thence, continuing in a northwesterly direction 495.1 feet to a point; thence, continuing in a southwesterly direction 169.4 feet to a point; thence, continuing in a southeasterly direction 42 feet to a point; thence, continuing in a southwesterly direction 100 feet to a point; thence, continuing in a southerly direction 62 feet to a point; thence, continuing in a southeasterly direction 158 feet to a point; thence, continuing in a southeasterly direction 40 feet to a point; thence, continuing in a southwesterly direction 117 feet to a point; thence, continuing in a southeasterly direction 105 feet to a point; thence, continuing in a southwesterly direction 38.3 feet to a point; thence, continuing in a southwesterly direction 15.1 feet to a point; thence, continuing in a southeasterly direction 433.9 feet to a point along City Avenue; thence, continuing in a northeasterly direction along City Avenue 429.1 feet to the first mentioned point of beginning. (IH3)

BEGINNING at the intersection of Upland Terrace and Old Lancaster Road; then northeasterly along Upland Terrace 162 feet to a point; thence, continuing in a southeasterly direction 123.8 feet to a point; thence, continuing in a northeasterly direction 55.6 feet to a point; thence, continuing in a southeasterly direction 54.2 feet to a point; thence, continuing in a northeasterly direction 52.6 feet to a point; thence, continuing in a southeasterly direction 154.2 feet to a point; thence, continuing in a southwesterly direction 221.4 feet to a point along Old Lancaster Road; thence, continuing in a northwesterly direction along Old Lancaster Road 341.8 feet to the first mentioned point of beginning. (IH3)

BEGINNING at the intersection of City Avenue and Orchard Road; thence northwesterly along Orchard Road 685 feet to a point; thence, continuing in a southwesterly direction 364.8 feet to a point; thence, continuing in a southeasterly direction 685.3 feet to a point along City Avenue; thence, continuing in a northeasterly direction along City Avenue 363 feet to the first mentioned point of beginning. (IH3)

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11. CAD City Avenue and RHR Rock Hill Road Special Districts

RCA BV BV RHR RHR 001J004 001F001 001G086 004H293 004G102 001J024 001F003 001G087 004H042 004G101 002J005 001F004 001G088 004H412 004G090 001J002 001F005 001G089 004H421 004G089 002H112 001F069 001G090 004H437 004G100 001J594 001F070 001G091 004G054 004G079 001J018 001F071 001G092 004G071 004G099 001J026 001F147 001G093 004H303 004G098 001J020 001F162 001G106 004H332 004G097 001J017 001F192 001G107 004H313 004G096 001J023 001F293 001G108 004H080 004G095 002H045 001G050 001G133 004H384 004G075 001J001 001G051 001G134 004H304 004G055 001J016 001G052 001G135 004H305 004H332 001H037 001G053 001G158 004H043 004H313 001J021 001G054 001G184 004H292 004H368 001J025 001G055 001G186 004H041 004H298 001H035 001G056 001G187 004H329 004H299 001J011 001G058 001G260 004H323 004H306 001J593 001G059 001G261 004H326 004I005 001H036 001G060 001G262 004H320 004H312 001J009 001G061 001G299 004H337 001H033 001G062 002G311 004H291 001H005 001G063 002G313 004H322 001H008 001G064 002G314 004H297 001H023 001G070 002G315 004H427 002J004 (PT) 001G071 002G316 004H233 001J022 001G072 002G317 004H296 001G073 002G318 004H325 001G074 002G319 004H369 001G075 002G332 004H431 001G076 002G333 004H362 001G077 002G334 004G266 001G078 002G335 004H433 BCA 001G079 002G336 004G065 001G290 001G080 002G343 004G269 001G288 001G081 002G400 004G265 001G044 001G082 002G405 004G104 001G285 001G083 002G403 004H372 001G041 001G084 002G407 004G103 001G085 004G066 004G067 004G264

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RCA City Avenue District Regional Center Area.

BEGINNING at a point where the centerline of City Avenue, being the Township line dividing Lower Merion Township, Montgomery County and the City of Philadelphia intersects the centerline of the Norfolk Southern Railroad; thence, from the point of beginning along the said centerline of the Norfolk Southern Railroad in a northwesterly direction a distance of approximately 627.19 feet to an angle point; thence by the same in a northwesterly direction a distance of approximately 205.48 feet to an angle point; thence by the same in a northwesterly direction a distance of approximately 222.78 feet to an angle point; thence by the same in a northwesterly direction a distance of approximately 336.64 feet to an angle point; thence by the same in a northwesterly direction a distance of approximately 198.46 feet to an angle point; thence by the same in a northwesterly direction a distance of approximately 1,181.1 feet to an angle point; thence extending across the property and lands now or formerly of the Norfolk Southern Railroad and the right of way of the Schuylkill Expressway in a southwesterly direction a distance of approximately 240.7 feet to a point; thence southeasterly along the right of way of the Schuylkill Expressway 575.1 feet to a point; thence southwesterly 270.38 feet to a point; thence continuing southwesterly 172.9 feet to a point; thence continuing southwesterly 298.8 feet to a point; thence continuing southwesterly 332.18 feet to a point; thence southwesterly 212.1 feet to a point along Monument Road; thence northwesterly along Monument Road 302.7 feet to the intersection of Righters Ferry Road; thence continuing along the said centerline of Righters Ferry Road in a southwesterly direction a distance of approximately 182 feet to a point where the said centerline of Righters Ferry Road meets the side property line of 401 Righters Ferry Road; thence continuing along the said side property line in a southeasterly direction a distance of approximately 131.68 feet to a point where the said property line meets the rear property line of 401 Righters Ferry Road; thence continuing along the said rear property line in a southwesterly direction a distance of approximately 33 feet to a point where the rear property line of 401 Righters Ferry Road meets the side property line of Righters Ferry Road also known on the Township Tax Maps as Block 2J Unit 4; thence continuing along the said side property line in a northwesterly direction a distance of approximately 4.27 feet to an angle point, thence southwesterly 31 feet to a point; then northwesterly 8.9 feet to a point; then continuing northwesterly 108.6 feet to a point along the center line of Righters Ferry Road; thence southwesterly along Righters Ferry Road 557.4 feet to a point; thence southeasterly 16.5 feet to a point; thence northeasterly 30.43 feet to a point; thence southeasterly 110.4 feet to a point; then southwesterly 108.3 feet to a point; thence northwesterly 97.3 feet to a point along the centerline of Righters Ferry Road; thence southwesterly along Righters Ferry Road 426.3 feet to a point; thence southeasterly 277.3 feet to a point; thence southwesterly 63 feet to a point; thence northwesterly 242 feet to a point along Righters Ferry Road; thence southwesterly along Righters Ferry Road 128.1 feet to a point; thence southeasterly 201.6 feet to a point, where the side property line of 251 St. Asaphs Road meets the rear property line of 271 Righters Ferry Road; thence continuing in a southwesterly direction along the rear property lines of properties fronting onto the southeasterly side of Righters Ferry Road a distance of approximately 245.2 feet to an angle point; thence by the same in a southeasterly direction a distance of approximately 16.55 feet to an angle point; thence by the same in a southwesterly direction a distance of approximately 190.5 to a point where the rear property lines meet the side property line of 235 Righters Ferry Road; thence continuing along the said side property line in a northwesterly direction a distance of approximately 136.50 feet to a point where the said property line intersects the centerline of Righters Ferry Road; thence continuing along the said centerline in a southwesterly direction a distance of approximately 455.42 feet to a point formed by the intersection of the centerline of Righters Ferry Road with the centerline of Belmont Avenue;

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thence continuing along the centerline of Belmont Avenue in a southeasterly direction a distance of approximately 1,705.55 feet to a point formed by the intersection of the centerline of Belmont Avenue and the centerline of City Avenue; thence, continuing along the centerline of City Avenue in a northeasterly direction a distance of approximately 774.12 feet to a point in the centerline of Kings Grant Drive; thence continuing along the centerline of City Avenue in a northeasterly direction a distance of approximately 1,491.31 feet to a point in the centerline of Monument Road; thence continuing along the centerline of City Avenue in a northeasterly direction a distance of approximately 2,439.78 feet to a point where the centerline of City Avenue, being the Township line dividing Lower Merion Township, Montgomery County and the City of Philadelphia intersects the centerline of the Norfolk Southern Railroad; being the first mentioned point and place of beginning.

BCR-City Avenue District- Bala Cynwyd Retail District.

BEGINNING at a point formed by the intersection of Belmont Avenue with the centerline of St. Asaph’s Road; thence, continuing along the centerline of St. Asaph’s Road in a southwesterly direction a distance of approximately 1,350.52 feet to an angle point where the centerline meets the side property line of 145 E. City Avenue; thence continuing along the said property line in a southeasterly direction a distance of approximately 380.08 feet to an angle point; thence continuing along lands now or formerly of Church of St. Asaph’s in a southwesterly direction a distance of approximately 550.79 feet to a point in the centerline of Conshohocken State Road; thence continuing along the said centerline in a northwesterly direction a distance of approximately 25.51 feet to a point where the said centerline meets the property line of 8 Conshohocken State Road; thence continuing along the said property line in a southwesterly direction a distance of approximately 361 feet to an angle point where the said property line meets the centerline of the Pennsylvania Railroad; thence continuing along the said centerline of the Pennsylvania Railroad in a southeasterly direction a distance of approximately 224.07 feet to a point formed by the intersection of the centerline of the Pennsylvania Railroad with the centerline of City Avenue; thence continuing along the centerline of City Avenue in a northeasterly direction a distance of approximately 356.14 feet to a point in the centerline of Conshohocken State Road; thence continuing along the centerline of City Avenue in a northeasterly direction a distance of approximately 1,870 feet to a point where the said centerline intersects the centerline of Belmont Avenue; thence continuing along the said centerline of Belmont Avenue in a northwesterly direction a distance of approximately 713.85 feet to a point formed by the intersection of Belmont Avenue with the centerline of St. Asaph’s Road; being the first mentioned point and place of beginning.

BV- City Avenue District - Bala Village

BEGINNING at a point where the centerline of the Pennsylvania Railroad meets the centerline of City Avenue measured at a distance of approximately 356.14 feet southwesterly along the said centerline of City Avenue from its intersection with the centerline of Conshohocken State Road; thence continuing along the centerline of the Pennsylvania Railroad in a northwesterly direction a distance of approximately 1,355.77 feet to a point formed by the intersection of the centerline of the Pennsylvania Railroad with the centerline of Union Avenue; thence continuing along the centerline of the Pennsylvania Railroad in a northwesterly direction a distance of approximately 1,116.4 feet to a point formed by the intersection of the centerline of the Pennsylvania Railroad with the centerline of Montgomery Avenue; thence continuing along the centerline of Montgomery Avenue in a southwesterly direction a distance of approximately 179.63 feet to a

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point formed by the intersection of the centerline of Montgomery Avenue with the centerline of Bala Avenue; thence continuing along the centerline of Montgomery Avenue in a southwesterly direction a distance of approximately 283 feet to an angle point where the said centerline meets the side property line of 20 Montgomery Avenue; thence continuing along the said property line in a southeasterly direction a distance of approximately 171.88 feet to an angle point; thence by the same in a southwesterly direction a distance of approximately 66.32 feet to an angle point; thence extending across the right of way of Hardie Way (a private road) in a southeasterly direction a distance of approximately 40 feet to an angle point where the side property line of 14 Hardie Way meets the southeasterly sideline of Hardie Way; thence continuing along the said property line in a southeasterly direction a distance of approximately 72.85 feet to a point where the said property line meets the rear property line of 7 N. Highland Avenue; thence by the same in a southwesterly direction a distance of approximately 14 feet to an angle point; thence by the same in a southeasterly direction a distance of approximately 203.61 feet to an angle point in the centerline of N. Highland Avenue; thence continuing along the said centerline in a northeasterly direction a distance of approximately 3.28 feet to a point formed by the intersection of N. Highland Avenue and Heather Road (40 feet wide); thence, continuing along the said centerline of Heather Road in a southeasterly and southwesterly direction on the arc of a circle curving to the right having a radius of 186.77 feet the arc distance of 106.5 feet to an angle point in the said centerline; thence continuing along the said centerline in a southwesterly direction a distance of approximately 57.62 feet to a point of curve; thence continuing in a southwesterly direction a distance of 46.51 feet to a point; thence extending across Heather Road in a northeasterly direction a distance of approximately 20 feet to a point where the easterly sideline of Heather Road meets the property line of 119 Cynwyd Road; thence continuing along the said property line in a northeasterly direction a distance of approximately 20.95 feet; thence, continuing along the side property line of 119 Cynwyd Road in a southeasterly direction a distance of approximately 90 feet to a point on the northwest side of Cynwyd Road (40 feet wide); thence, extending across Cynwyd Road in a southeasterly direction a distance of approximately 20 feet to an angle point at the centerline of Cynwyd Road; thence, continuing in a northeasterly direction along the said centerline a distance of approximately 8.31 feet; thence extending across Cynwyd Road in a southeasterly direction a distance of approximately 20 feet to a point in the southeast side of Cynwyd Road where the sideline of Cynwyd Road meets the property line of 118 Cynwyd Road; thence continuing along the said property line in a southeasterly direction a distance of approximately 90 feet where the property line meets the side property line of 112 Bala Avenue; thence continuing along the property line of 112 Bala Avenue in a southwesterly direction a distance of approximately 35.95 feet to a point; thence continuing along the property line of 112 Bala Avenue in a southeasterly direction a distance of approximately 45.88 feet to a point; thence continuing along the said property line a distance of approximately 60.70 feet to a point in the center line of Chestnut Avenue (35 feet wide); thence, continuing along the said centerline of Chestnut Avenue in a northeasterly direction a distance of approximately 17.63 feet to an angle point; thence continuing in a southeasterly direction along the rear property lines of properties fronting onto the westerly side of Bala Avenue a distance of approximately 216.46 to a point in the centerline of Union Avenue; thence along the said centerline in a southwesterly direction a distance of approximately 52.4 feet to an angle point being the rear property line of 48 Bala Avenue; thence continuing along the said rear property line of 48 Bala Avenue in a southeasterly direction a distance of approximately 72.77 feet to an angle point being the side property line of 48 Bala Avenue; thence continuing along the said side property line of 48 Bala Avenue in a northeasterly direction a distance of approximately 196.32 feet to a point at the centerline of Bala Avenue, thence continuing along the centerline of Bala Avenue in a southeasterly direction a distance of approximately 895.7 feet to a point where the centerline

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meets the rear property line of 15 W. City Avenue; thence continuing in a southwesterly direction along the rear property lines of properties fronting onto the northerly side of City Avenue a distance of approximately 155 feet to a point; then southeasterly 160 feet to a point; then northeasterly 19.6 feet to a point; then southeasterly 145 feet to a point along City Avenue; then southwesterly along City Avenue 121.5 feet to a point; then northwesterly 301.3 feet to a point; thence continuing in a southwesterly direction along the rear property lines of properties fronting onto the northerly side of City Avenue a distance of approximately 118.4 feet to a point where the said rear property lines meet the side property line of 25 W. City Avenue; thence by the same in a southeasterly direction a distance of approximately 48 feet to an angle point; thence continuing in a southwesterly direction along the rear property lines of properties fronting onto the northerly side of City Avenue a distance of approximately 125 feet to an angle point; thence by the same in a southeasterly direction a distance of approximately 19.99 feet to an angle point; thence by the same in a southwesterly direction a distance of approximately 17 feet to a point; thence by the same in a northwesterly direction a distance of approximately 19.91 feet to an angle point; thence extending across the property at 31 W. City Avenue and the bed of Heckamore Avenue in a southwesterly direction a distance of approximately 191.6 feet measured at a distance of 250 feet parallel to the centerline of City Avenue to an angle point in the centerline of Bryn Mawr Avenue; thence, continuing along the said centerline in a southeasterly direction a distance of approximately 25 feet to an angle point where the centerline meets the rear property line of 101 W. City Avenue; thence continuing in a southwesterly direction along the rear property lines of properties fronting onto the northerly side of City Avenue a distance of approximately 208 feet to an angle point; thence by the same in a southeasterly direction a distance of approximately 10 feet to an angle point; thence by the same in a southwesterly direction a distance of approximately 179 feet to a point in the centerline of Hampton Terrace; thence continuing in a southwesterly direction along the said rear property lines of properties fronting onto the northerly side of City Avenue a distance of approximately 186.84 feet to an angle point; thence by the same in a northwesterly direction a distance of approximately 85 feet to an angle point; thence by the same in a southwesterly direction a distance of approximately 186 feet to a point in the centerline of Maple Avenue; thence continuing along the said centerline in a southeasterly direction a distance of approximately 35 feet to an angle point in the said centerline; thence continuing in a southwesterly direction along the rear property lines of properties fronting onto the northerly side of City Avenue a distance of approximately 299 feet to a point in the northeasterly side line of Oakland Terrace; thence extending across Oakland Terrace in a southwesterly direction a distance of approximately 20 feet to a point in the centerline of Oakland Terrace; thence continuing along the said centerline in a southeasterly direction a distance of approximately 140.02 feet to an angle point in the said centerline; thence extending across Oakland Terrace in a southwesterly direction a distance of approximately 20 feet to a point where the southwesterly side line of Oakland Terrace meets the middle of a certain 12 feet wide driveway which runs from Oakland Terrace to Old Lancaster Road common with the rear property lines of properties fronting onto the northerly side of City Avenue; thence continuing in a southwesterly direction along the rear property lines of properties fronting onto the northerly side of City Avenue a distance of approximately 366.76 feet to a point in the centerline of Old Lancaster Road; thence continuing along the said centerline in a northwesterly direction a distance of approximately 15.22 feet to an angle point; thence continuing in a southwesterly direction along the rear property lines of properties fronting onto the northerly side of City Avenue a distance of approximately 651.9 feet to a point in the centerline of Orchard Way; thence continuing along the said centerline in a southeasterly direction a distance of approximately 140 feet to a point formed by the intersection of the said centerline with the centerline of City Avenue; thence continuing along the centerline of City Avenue in a

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northeasterly direction a distance of approximately 675.50 feet to a point where the said centerline intersects the centerline of Old Lancaster Road; thence continuing along the centerline of City Avenue in a northeasterly direction a distance of approximately 365.28 feet to a point where the said centerline intersects the centerline of Oakland Terrace; thence continuing along the centerline of City Avenue in a northeasterly direction a distance of approximately 316 feet to a point where the said centerline intersects the centerline of Maple Avenue; thence continuing along the centerline of City Avenue in a northeasterly direction a distance of approximately 373 feet to a point where the said centerline intersects the centerline of Hampton Terrace; thence continuing along the centerline of City Avenue in a northeasterly direction a distance of approximately 387 feet to a point where the said centerline intersects the centerline of Bryn Mawr Avenue; thence continuing along the centerline of City Avenue in a northeasterly direction a distance of approximately 707.71 feet to a point where the said centerline intersects with the centerline of Bala Avenue; thence continuing along the centerline of City Avenue in a northeasterly direction a distance of approximately 396.05 feet to a point where the said centerline intersects the centerline of the Pennsylvania Railroad; said point being measured at a distance of approximately 356.14 feet southwesterly along the said centerline of City Avenue from its intersection with the centerline of Conshohocken State Road; being the first mentioned point and place of beginning.

RHR-Rock Hill Road District

BEGINNING at the intersection of Belmont Avenue and Rail right-of-way; then northwesterly along rail right-of-way 297.5 feet to a point; thence continuing, in a northeasterly direction 364.6 feet to a point; thence, in a southeasterly direction 102.3 feet to a point; thence continuing, in a southeasterly direction 85.4 feet to a point; thence, in a southeasterly direction 217.4 feet to a point; thence continuing, in a southeasterly direction 140.5 feet to a point; thence continuing, in a southwesterly direction 68.3 feet to a point; thence continuing, in a northeasterly direction 74 feet to a point; thence, in a southwesterly direction 220 feet to a point; thence continuing, in a northwesterly direction 39 feet to a point; thence continuing, in a southwesterly direction 120.3 feet to a point; thence continuing, in a northwesterly direction along rail right of way 233.6 feet to the point of beginning.

BEGINNING at the intersection of Conshohocken State Road and Cornell Road; then northwesterly along Conshohocken State Road 663.6 feet to a point; thence continuing, in a northwesterly direction 300.8 feet to a point; thence continuing, in a northeasterly direction 83.8 feet to a point; thence continuing, in a northeasterly direction 140.9 feet to a point; thence continuing, in a southeasterly direction 81 feet to a point; thence, in a easterly direction 184 feet to a point; thence continuing, in a northeasterly direction 162.1 feet to a point; thence continuing, in a northeasterly direction 26.1 feet to a point; thence continuing, in a northwesterly direction 55.6 feet to a point; thence continuing, in a northeasterly direction 66.9 feet to a point; thence continuing, in a northeasterly direction 52.8 feet to a point; thence, in a northeasterly direction 114 feet to a point; thence continuing, in a northeasterly direction 128.7 feet to a point; thence continuing, in a northeasterly direction 97 feet to a point; thence continuing, in a northeasterly direction 86.3 feet to a point; thence continuing, in a northeasterly direction 161.7 feet to a point; thence continuing, in a northwesterly direction 149.7 feet to a point; thence continuing, in a northeasterly direction 545 feet to a point; thence continuing, in a northeasterly direction 140.6 feet to a point; thence continuing, in a northwesterly direction 100 feet to a point; thence continuing, in a northeasterly direction 533.2 feet to a point; thence continuing, in a southeasterly direction 382.3 feet to a point; thence continuing, in a northeasterly direction 599.5 feet to a

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point; thence continuing, in a northwesterly direction 147.6 feet to a point; thence continuing, in a southwesterly direction 25.5 feet to a point; thence continuing, in a northwesterly direction 189.5 feet to a point; thence continuing, in a northeasterly direction 25.8 feet to a point; thence continuing, in a northwesterly direction 15.5 feet to a point; thence continuing, in a northeasterly direction 31.1 feet to a point; thence continuing, in a northwesterly direction 129.5 feet to a point; thence continuing, in a northeasterly direction 75 feet to a point; thence continuing, in a southeasterly direction 129.5 feet to a point; thence continuing, in a northeasterly direction 197.5 feet to a point; thence continuing, in a northeasterly direction 89.9 feet to a point; thence continuing, in a northeasterly direction 100.3 feet to a point; thence continuing, in a southeasterly direction 361.7 feet to a point; thence continuing, in a southwesterly direction 73.1 feet to a point; thence continuing, in a northwesterly direction 16 feet to a point; thence continuing, in a southeasterly direction 187.7 feet to a point; thence continuing, in a southwesterly direction 150.5 feet to a point; thence continuing, in a southwesterly direction 70.1 feet to a point; thence continuing, in a southeasterly direction 149.3 feet to a point; thence continuing, in a southwesterly direction 80 feet to a point; thence continuing, in a southwesterly direction 37.5 feet to a point; thence continuing, in a southwesterly direction 33.8 feet to a point; thence continuing, in a southwesterly direction 54.4 feet to a point; thence continuing, in a southwesterly direction along Belmont Avenue 35.2 feet to a point; thence continuing, in a northeasterly direction 87.6 feet to a point; thence continuing, in a southwesterly direction 202.3 feet to a point; thence continuing, in a northwesterly direction 34.3 feet to a point along Belmont Avenue; thence continuing, in a southwesterly direction along Belmont Avenue 433.2 feet to a point; thence continuing, in a southwesterly direction 135.9 feet to a point; thence continuing, in a northwesterly direction 10.9 feet to a point; thence continuing, in a southwesterly direction 436.6 feet to a point; thence continuing, in a northwesterly direction 142.3 feet to a point; thence continuing, in a westerly direction 218.6 feet to a point; thence continuing, in a southwesterly direction 130.4 feet to a point; thence continuing, in a southwesterly direction 169.2 feet to a point; thence continuing, in a southeasterly direction 125 feet to a point along Cornell Road; thence continuing, in a southwesterly direction along Cornell Road 623.4 feet to a point; thence continuing, in a northwesterly direction 107.5 feet to a point; thence continuing, in a southwesterly direction 144.6 feet to a point; thence continuing, in a northwesterly direction 14.5 feet to a point; thence continuing, in a southwesterly direction 250.4 feet to a point; thence continuing, in a northwesterly direction 82 feet to a point; thence continuing, in a southwesterly direction 529.5 feet to a point; thence continuing, in a southeasterly direction 117.2 feet to a point along Cornell Road; thence continuing, in a southwesterly direction along Cornell Road 232.4 feet to the point of beginning.

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12. BMVD Bryn Mawr Village Special District

BMVD3 BMVD1 BMVD2 BMVD3 BMVD3 BMVD4 BMVD4 BMVD4 V4 009A341 009A475 009A439 009A245 008A073 009A146 001X035 008A067 009A488 009A494 009A269 001X029 008A086 009A204 010A010 009A319 009A468 009A247 008A074 009A203 010A009 009A343 BMVD(V1,V3,V4) 009A272 009A267 008A066 009A202 010A008 009A435 009A481 009A271 009A248 008A064 009A201 010A287 009A342 009A270 009A249 008A062 009A459 010A007 009A344 009A496 009A250 008A061 009A458 010A086 009A471 009A266 009A251 008A060 009A420 010A005 009A492 009A315 009A252 008A076 009A403 010A004 009A443 009A253 008A063 010A073 010A052 009A265 009A254 009A308 010A075 010A253 009A340 009A255 009A333 010A293 010A211 009A487 009A256 009A332 010A084 010A003 001X012 009A257 009A307 010A074 010A252 009A309 009A258 009A306 010A241 001X033 009A264 009A259 009A305 010A072 010A101 009A312 009A260 009A330 010A070 010A102 009A316 001X028 009A482 010A071 010A228 009A472 001X027 009A329 009A029 010A103 009A263 001X026 009A480 009A028 010A104 009A336 001X025 009A328 010A002 010A105 008A072 001X024 009A304 009A406 010A106 009A291 001X023 009A327 010A001 010A242 009A292 001X022 009A345 009A405 010A122 009A293 001X021 009A355 009A426 010A135 009A299 001X020 009A354 009A031 010A256 009A301 001X096 009A390 009A404 010A263 009A302 001X019 009A395 009A030 010A121 009A303 001X018 009A394 009A102 010A120 009A317 001X006 009A393 009A101 010A117 009A444 001X017 009A392 009A100 010A118 009A389 001X007 009A369 010A085 010A064 009A281 001X016 009A391 010A229 010A119 009A246 001X008 009A368 010A006 010A063 009A280 001X015 009A367 010A268 010A131 009A279 001X014 009A366 010A060 010A132 009A278 001X009 009A365 010A090 010A281 009A277 001X013 009A364 010A107 010A421(pt) 009A484 001X010 009A363 010A108 008A050 009A485 001X011 009A362 010A095 008A019 009A276 009A401 009A361 010A250 009A275 009A397 009A360 010A099 009A241 009A398 009A359 010A097 009A273 009A400 009A358 010A096 009A242 009A399 009A357 010A382 009A274 010A292 009A356 010A059 009A243 010A109 009A352 001X030 009A244 010A276 009A353 001X031 010A068 009A462 010A087 010A065 009A149 001X032 010A067 009A148 010A011 010A381 009A147 010A088 010A066 009A103 001X034

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BMV1 Bryn Mawr Village District

BEGINNING at the intersection of the centerline of Lancaster Avenue with the centerline of Morris Avenue; thence, from the point of beginning along said centerline of Morris Avenue northeast a distance of approximately 523.47 feet to a point where the centerline of Morris Avenue intersects the centerline of the Pennsylvania Railroad; thence along said centerline of the Pennsylvania Railroad in a northwesterly direction a distance of approximately 394.42 feet to an angle point; thence, continuing in a southwesterly direction a distance of approximately 51.20 feet to a point where the rear property line of 40 N. Bryn Mawr Avenue meets the southwesterly side line of the Pennsylvania Railroad; thence, extending across 40 N. Bryn Mawr Avenue in a southwesterly direction a distance of approximately 58.24 feet to a point where the northwesterly side line of N. Bryn Mawr Avenue intersects the front property line of 40 N. Bryn Mawr Avenue; thence, continuing along the said front property line of 40 N. Bryn Mawr Avenue in a southeasterly direction a distance of approximately 30 feet to an angle point; thence, continuing in a southwesterly direction a distance of approximately 55 feet to the centerline of N. Bryn Mawr Avenue; thence, continuing along said centerline of N. Bryn Mawr Avenue in a southwesterly direction a distance of approximately 356.25 feet to a point formed by the intersection of the said centerline of N. Bryn Mawr Avenue with the centerline of Lancaster Avenue; thence, continuing in a southeasterly direction along said centerline of Lancaster Avenue a distance of approximately 436.57 feet to the point of beginning.

BMV2 Bryn Mawr Village District

BEGINNING at the intersection of the centerline of Morris Avenue with the centerline of the Pennsylvania Railroad Company; thence northwesterly from the point of beginning along said centerline of the Pennsylvania Railroad Company a distance of approximately 614.86 feet to an angle point; thence extending across the land of the Pennsylvania Railroad Company in a northeasterly direction a distance of approximately 46.97 feet to a point where the northwesterly side line of the Pennsylvania Railroad right of way intersects with the southwesterly side property line of 40 Morris Avenue; thence continuing along the said side property line of 40 Morris Avenue in a northeasterly direction a distance of approximately 396.4 feet to a point along Montgomery Avenue; thence southeasterly along Montgomery Avenue 171.2 feet to a point; thence southwesterly 186.9 feet to a point; thence southeasterly 357.4 feet to a point along Morris Avenue; thence northeasterly along Morris Avenue 16.8 feet to the point where the southeasterly side line of Morris Avenue intersects the southwesterly rear property line of Harcum College at 730 West Montgomery Avenue; thence, continuing in a southeasterly direction along the rear property lines of properties fronting onto the southwesterly side of Montgomery Avenue a distance of approximately 455 feet to an angle point; thence, continuing in a southwesterly direction a distance of approximately 101.67 feet to an angle point; thence, continuing in a southeasterly direction along the rear property line of 730 West Montgomery Avenue a distance of approximately 187.85 feet to an angle point along the northeasterly sideline of the Pennsylvania Railroad Company; thence, extending across the property and lands of the Pennsylvania Railroad in a southeasterly direction a distance of approximately 68.54 feet to an angle point at the centerline of the Pennsylvania Railroad; thence continuing along the centerline of the Pennsylvania Railroad in a northwesterly direction a distance of approximately 536.69 feet to the intersection of the said centerline of the Pennsylvania Railroad and the centerline of Morris Avenue, being the first mentioned point and place of beginning. BMV3 Bryn Mawr Village District

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BEGINNING at the intersection of the centerline of Lancaster Avenue with the centerlines of Morris Avenue and Elliott Avenue; thence leaving the intersection in a southwesterly direction along the said centerline of Elliott Avenue a distance of approximately 116.26 feet to an angle point; thence, extending across the right of way of Elliott Avenue in a southeasterly direction a distance of approximately 16.5 feet to a point where the southeasterly side line of Elliott Avenue meets the southwesterly rear property line of 766 Lancaster Avenue; thence continuing along the said rear property line of 766 Lancaster Avenue in a southeasterly direction a distance of approximately 107.69 feet to an angle point; thence, extending in a southeasterly direction across the properties fronting onto the southwesterly side of Lancaster Avenue measured 120 feet from the centerline of Lancaster Avenue a distance of approximately 612.31 feet to a point where the southeasterly rear property line of 720 Lancaster Avenue meets the southwesterly side property line of 718 Lancaster Avenue; thence, continuing in a northeasterly direction along the said side property line of 718 Lancaster Avenue a distance of approximately 177.6 feet to a point where the said side property line intersects the centerline of Lancaster Avenue; thence continuing along the said centerline of Lancaster Avenue in a southeasterly direction a distance of approximately 57.11 feet to a point where the southeasterly side property line of 725 Lancaster Avenue intersects the centerline of Lancaster Avenue; thence, continuing in a northeasterly direction along the said side property line of 725 Lancaster Avenue a distance of approximately 184.65 feet to an angle point; thence, continuing along the rear property line of 725 Lancaster Avenue in a northwesterly direction a distance of approximately 51.75 feet to an angle point; thence continuing in a northeasterly direction along the said rear property line of 725 Lancaster Avenue in a northeasterly direction a distance of approximately 10.10 feet to a point where the said rear property line of 725 Lancaster Avenue meets the southeasterly side property line of 24 Town Place (formerly Presser Place); thence, continuing along the said side property line of 24 Town Place (formerly Presser Place) in a northeasterly direction a distance of approximately 284.05 feet to a point where the said side property line intersects the southwesterly side line of the land now or late of the Pennsylvania Railroad Company; thence, extending across the land now or late of the Pennsylvania Railroad Company in a northeasterly direction a distance of approximately 70.62 feet to an angle point at the centerline of the Pennsylvania Railroad; thence, continuing in a northwesterly direction along the said centerline of the Pennsylvania Railroad a distance of approximately 734.81 feet to a point where the centerline of the Pennsylvania Railroad intersects the centerline of Morris Avenue; thence, continuing along said centerline of Morris Avenue in a southwesterly direction a distance of approximately 523.47 feet to a point where the centerline of Morris Avenue intersects with the centerline of Lancaster Avenue and the centerline of Elliott Avenue, being the first mentioned point and place of beginning.

BEGINNING at the intersection of the centerline of Lancaster Avenue with the centerline of Summit Grove Avenue; thence, leaving the intersection in a southwesterly direction along the said centerline of Summit Grove Avenue a distance of approximately 467.77 feet to an angle point in the centerline of Summit Grove Avenue; thence continuing along the centerline of Summit Grove Avenue in a southerly direction on the arc of a circle curving to the left with a radius of 88.81 feet, the arc distance of 157.31 feet to an angle point; thence, continuing along the said centerline of Summit Grove Avenue in a southeasterly direction a distance of approximately 527.78 feet to an angle point in the centerline of Summit Grove Avenue; thence extending across the right of way of Summit Grove Avenue in a southwesterly direction a distance of approximately 16.5 feet to a point where the southwest side line of Summit Grove Avenue intersects the westerly side property line of 800 Summit Grove Avenue; thence continuing in a southwesterly direction along the said side property line of 800 Summit Grove Avenue a distance of approximately 67.34 feet to a point where the said side property line of 800

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Summit Grove Avenue meets the northwesterly side property line of 26 S. Bryn Mawr Avenue; thence continuing in a northwesterly direction along said side property line of 26 S. Bryn Mawr Avenue a distance of approximately 14.5 feet to a point where the said side property line of 26 S. Bryn Mawr Avenue intersects the southeasterly side property line of 806 Summit Grove Avenue; thence, continuing in a southwesterly direction along the rear property lines of properties fronting onto the southwesterly side of Summit Grove Avenue a distance of approximately 148.92 feet to a point where the southwesterly rear property line of 801 Old Lancaster Road intersects the northeast side line of Old Lancaster Road; thence, extending in a southwesterly direction across the right of way of Old Lancaster Road a distance of approximately 25 feet to the centerline of Old Lancaster Road; thence, continuing along the said centerline of Old Lancaster Road in a southeasterly direction a distance of approximately 146.69 feet to an angle point; thence extending across the right of way of S. Bryn Mawr Avenue in a southeasterly direction continuing along the said centerline of Old Lancaster Road a distance of approximately 16.5 feet to a point formed by the intersection of the said centerline of Old Lancaster Road with the centerline of S. Bryn Mawr Avenue; thence, continuing along the said centerline of Old Lancaster Road a distance of approximately 367.8 feet to a point where southeasterly side property line of 731 Old Lancaster Road intersects the said centerline of Old Lancaster Road; thence, continuing in a northeasterly direction along said side property line of 731 Old Lancaster Road a distance of approximately 14.25 feet to a point where the said side property line of 731 Old Lancaster Road meets the title line of 727 Old Lancaster Road; thence continuing in a northeasterly direction along rear property lines of properties fronting onto the northwesterly side of Elliott Avenue a distance of approximately 417.15 feet to a point where the northeasterly rear property line of 12 Elliott Avenue meets the northwesterly side property line of 12 Elliott Avenue; thence, continuing in a southeasterly direction along the said side property line of 12 Elliott Avenue a distance of approximately 138.24 feet to a point where the said side property line of 12 Elliott Avenue intersects the centerline of Elliott Avenue; thence, continuing along the centerline of Elliott Avenue in a northeasterly direction a distance of approximately 267.26 feet to a point where the said centerline of Elliott Avenue intersects the centerline of Lancaster Avenue; thence continuing along the centerline of Lancaster Avenue in a northwesterly direction a distance of approximately 1156.93 feet to a point where the said centerline of Lancaster Avenue intersects with the centerline of Summit Grove Avenue, being the first mentioned point and place of beginning.

BEGINNING at the intersection of the centerline of Lancaster Avenue with the centerline of N. Bryn Mawr Avenue; thence, leaving the intersection in a northwesterly direction along the said centerline of Lancaster Avenue a distance of approximately 100.2 feet to an angle point in the centerline of Lancaster Avenue; thence, continuing in a northeasterly direction measured 100.2 feet parallel from the centerline of N. Bryn Mawr Avenue a distance of approximately 516 feet to an angle point at the centerline of the Pennsylvania Railroad; thence continuing in a southeasterly direction along the said centerline of the Pennsylvania Railroad a distance of approximately 51.23 feet to an angle point in the said centerline of the Pennsylvania Railroad; thence, extending across the right of way of the Pennsylvania Railroad in a southwesterly direction a distance of approximately 51.20 feet to a point where the southwesterly side line of land now or late of the Pennsylvania Railroad Company meets the northeasterly rear property line of 40 N. Bryn Mawr Avenue; thence, extending across the property of 40 N. Bryn Mawr Avenue in a southwesterly direction a distance of approximately 58.24 feet to a point where the northwesterly side line of N. Bryn Mawr Avenue meets the front property line of 40 N. Bryn Mawr Avenue; thence, continuing along the said front property line of 40 N. Bryn Mawr Avenue in a southeasterly direction a distance of approximately 30 feet to an angle point; thence,

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continuing in a southwesterly direction a distance of approximately 55 feet to the centerline of N. Bryn Mawr Avenue; thence, continuing along said centerline of N. Bryn Mawr Avenue in a southwesterly direction a distance of approximately 356.25 feet to a point formed by the intersection of the said centerline of N. Bryn Mawr Avenue with the centerline of Lancaster Avenue, being the first mentioned point and place of beginning.

BEGINNING at the intersection of the centerline of Lancaster Avenue with the southwesterly side property line of 921 Lancaster Avenue; thence, continuing in a northeasterly direction along the said side property line of 921 Lancaster Avenue a distance of approximately 406.36 feet to a point where the said side property line intersects the southwesterly sideline of the Pennsylvania Railroad; thence, extending across the property now or late of the Pennsylvania Railroad Company in a northeasterly direction a distance of approximately 53.86 feet to an angle point in the centerline of the Pennsylvania Railroad; thence, continuing along the said centerline of the Pennsylvania Railroad in a southeasterly direction a distance of approximately 479.77 feet to an angle point; thence, extending across the right of way of the Pennsylvania Railroad in a southwesterly direction a distance of approximately 68.69 feet to a, angle point where the southwesterly side line of the Pennsylvania Railroad Company meets the northerly side property line of 25 N. Merion Avenue; thence, continuing in a southwesterly direction measured approximately 100.2 feet parallel from the centerline of N. Merion Avenue a distance of approximately 197.45 feet to an angle point at the northeasterly side property line of 865 Lancaster Avenue; thence continuing along the said property line in a southwesterly direction a distance of approximately 187.11 feet to a point where the said side property line of 865 Lancaster Avenue intersects the northeasterly side line of Lancaster Avenue; thence, extending across the right of way of Lancaster Avenue in a southwesterly direction a distance of approximately 25 feet to an angle point at the centerline of Lancaster Avenue; thence continuing in a northwesterly direction along the said centerline of Lancaster Avenue a distance of approximately 512.14 feet to the intersection of the centerline of Lancaster Avenue with the southwesterly side property line of 921 Lancaster Avenue, being the first mentioned point and place of beginning.

BEGINNING at the intersection of the centerline of Lancaster Avenue with the centerline of Montrose Avenue; thence, leaving the intersection in a northeasterly direction along the said centerline of Montrose Avenue a distance of approximately 276 feet to an angle point; thence, along the same said centerline of Montrose Avenue in a northwesterly direction a distance of 90.30 feet to an angle point; thence, continuing in a northeasterly direction measured 55 feet parallel from the northwesterly sideline of 1149 Lancaster Avenue a distance of approximately 164.49 feet to an angle point where the northerly rear property line of 1149 Lancaster Avenue meets the southwesterly sideline of the property now or late of the Pennsylvania Railroad Company; thence, extending across the right of way of the Pennsylvania Railroad in a northeasterly direction a distance of approximately 43.15 feet to an angle point at the centerline of the Pennsylvania Railroad; thence, continuing in a southeasterly direction along the centerline of the Pennsylvania Railroad a distance of approximately 306.90 feet to an angle point; thence, extending across the right of way of the Pennsylvania Railroad in a southwesterly direction a distance of approximately 71.21 feet to a point where the northeasterly rear property line of 5 Franklin Avenue intersects the southwesterly sideline of the Pennsylvania Railroad right of way; thence, continuing along the said rear property line of 5 Franklin Avenue in a southwesterly direction a distance of approximately 55.83 feet; thence, extending across the property of 1149 Lancaster Avenue in a southwesterly direction as measured approximately 100 feet parallel from the centerline of Franklin Avenue a distance of approximately 311.40 feet to an angle point at

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the centerline of Lancaster Avenue; thence, continuing in a northwesterly direction along the said centerline of Lancaster Avenue a distance of approximately 141.28 feet to the intersection of the centerline of Lancaster Avenue with the centerline of Montrose Avenue, being the first mentioned point and place of beginning.

BEGINNING at a point where the centerline of Lancaster Avenue meets the northwesterly side property line of 1250 Lancaster Avenue; thence from the point of beginning along said side property line of 1250 Lancaster Avenue in a southwesterly direction a distance of approximately 201.99 feet to an angle point; thence, continuing in a southeasterly direction along the front property lines of properties fronting onto the northeasterly side of County Line Road a distance of approximately 567.3 feet to an angle point in the centerline of County Line Road as measured 100 feet from the intersection of the centerline of County Line Road and Montrose Avenue; thence, continuing in a northeasterly direction as measured 100 feet parallel from the centerline of N. Merion Avenue a distance of approximately 387.80 feet to an angle point at the centerline of Lancaster Avenue; thence, continuing along the said centerline of Lancaster Avenue in a northwesterly direction a distance of approximately 554.75 feet to a point formed by the intersection of the said centerline of Lancaster Avenue and the northwesterly side property line of 1250 Lancaster Avenue, being the first mentioned point and place of beginning.

BMV4 Bryn Mawr Village District

BEGINNING at a point where the southeasterly side property line of 731 Old Lancaster Road intersects the centerline of Old Lancaster Road as measured 367.8 feet southeast from the intersection of the centerline of Old Lancaster Road with the centerline of S. Bryn Mawr Avenue; thence, continuing in a northeasterly direction along said side property line of 731 Old Lancaster Road a distance of approximately 14.25 feet to a point where the said side property line of 731 Old Lancaster Road meets the title line of 727 Old Lancaster Road; thence continuing in a northeasterly direction along the rear property lines of properties fronting onto the northwesterly side of Elliott Avenue a distance of approximately 417.15 feet to a point where the northeasterly rear property line of 12 Elliott Avenue meets the northwesterly side property line of 12 Elliott Avenue; thence, continuing in a southeasterly direction along the said side property line of 12 Elliott Avenue a distance of approximately 138.24 feet to a point where the said side property line of 12 Elliott Avenue intersects the centerline of Elliott Avenue; thence, continuing along the centerline of Elliott Avenue in a northeasterly direction a distance of approximately 150 feet to an angle point; thence, extending across the right of way of Elliott Avenue in a southeasterly direction a distance of approximately 16.5 feet to a point where the southeasterly side line of Elliott Avenue meets the southwesterly rear property line of 766 Lancaster Avenue; thence continuing along the said rear property line of 766 Lancaster Avenue in a southeasterly direction a distance of approximately 107.69 feet to an angle point; thence, extending in a southeasterly direction across the properties fronting onto the southwesterly side of Lancaster Avenue measured approximately 120 feet parallel from the centerline of Lancaster Avenue a distance of approximately 612.32 feet to an angle point along the southwesterly side property line of 718 Lancaster Avenue; thence, continuing in a northeasterly direction along the said side property line of 718 Lancaster Avenue a distance of approximately 120 feet to a point where the said side property line intersects the centerline of Lancaster Avenue; thence continuing along the said centerline of Lancaster Avenue in a southeasterly direction a distance of approximately 57.11 feet to a point where the southeasterly side property line of 725 Lancaster Avenue intersects the centerline of Lancaster Avenue; thence, continuing in a northeasterly direction along the said side property line of 725 Lancaster Avenue a distance of approximately 184.65

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feet to an angle point; thence, continuing along the rear property line of 725 Lancaster Avenue in a northwesterly direction a distance of approximately 51.75 feet to an angle point; thence continuing in a northeasterly direction along the said rear property line of 725 Lancaster Avenue in a northeasterly direction a distance of approximately 10.10 feet to a point where the said rear property line of 725 Lancaster Avenue meets the southeasterly side property line of 24 Town Place (formerly Presser Place); thence, continuing along the said side property line of 24 Town Place (formerly Presser Place) in a northeasterly direction a distance of approximately 284.05 feet to a point where the said side property line intersects the southwesterly side line of the land now or late of the Pennsylvania Railroad Company; thence, extending across the land now or late of the Pennsylvania Railroad Company in a northeasterly direction a distance of approximately 70.62 feet to an angle point at the centerline of the Pennsylvania Railroad; thence, continuing in a southeasterly direction along the said centerline of the Pennsylvania Railroad a distance of approximately 122.65 feet to an angle point; thence, extending across the land now or late of the Pennsylvania Railroad Company in a southwesterly direction a distance of approximately 69.93 feet to a point where the southeasterly side property line of 711 Lancaster Avenue intersects the southwesterly side line of property and land now or late of the Pennsylvania Railroad Company; thence, continuing in a southwesterly direction along the said side property line of 711 Lancaster Avenue a distance of approximately 252 feet to a point where the said side property line of 711 Lancaster Avenue meets the northwesterly rear property line of 705 Lancaster Avenue; thence, continuing along the said rear property line of 705 Lancaster Avenue in a southeasterly direction a distance of approximately 163.46 to a point where the said rear property line of 705 Lancaster Avenue intersects with the centerline of Lee Avenue; thence, continuing along the said centerline of Lee Avenue in a southwesterly direction a distance of approximately 230 feet to a point where the centerline of Lee Avenue intersects the centerline of Lancaster Avenue and the southeasterly front property line of 706 Lancaster Avenue (a.k.a. Block 8A, Unit 60); thence, continuing in a southwesterly direction along the said property line of 706 Lancaster Avenue a distance of approximately 152.6 feet to a point where the said property line meets the easterly side property line of 615 Old Lancaster Road; thence, continuing in a northwesterly direction along the said side property line of 615 Old Lancaster Road a distance of approximately 94.62 feet to a point where the said side property line and the rear property line of 615 Old Lancaster Road meet; thence, continuing in a northwesterly direction along the rear property lines of properties fronting onto the northwesterly side of Old Lancaster Road a distance of approximately 226.7 feet to an angle point at the northwesterly rear property line of 629 Old Lancaster Road; then southwesterly 108.8 feet to a point; thence northwesterly 64.5 feet to a point; thence southwesterly 71.7 feet to a point; thence southeasterly 216.8 feet to a point along Old Lancaster Road; thence southwesterly along Old Lancaster Road 887.7 feet to a the first mentioned point and place of beginning.

BEGINNING at an angle point in the centerline of Lancaster Avenue measured approximately 100.2 feet northwesterly from the intersection of the centerline of Lancaster Avenue with the centerline of N. Bryn Mawr Avenue; thence, leaving the said point of beginning in a northeasterly direction measured 100.2 feet parallel from the centerline of N. Bryn Mawr Avenue a distance of approximately 516 feet to an angle point at the centerline of the Pennsylvania Railroad; thence continuing in a northwesterly direction a distance of approximately 96.99 feet to an angle point in the centerline of the Pennsylvania Railroad; thence, continuing in a southwesterly direction a distance of approximately 52.62 feet to a point where the southwesterly side line of the Pennsylvania Railroad Company meets the northeasterly rear property line of 35 Morton Road; thence, continuing in a southwesterly direction along the rear property lines of properties fronting onto the southeasterly side of Morton Road a distance of

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approximately 287.3 feet to a point where the southwesterly rear property line of 17 Morton Road intersects the northwesterly rear property line of 801 Lancaster Avenue; thence, continuing in a northwesterly direction along the rear property line of properties fronting onto the northeasterly side line of Lancaster Avenue a distance of approximately 570.92 feet to a point where the northwesterly rear property line of 853 Lancaster Avenue meets the centerline of Summit Grove Avenue; thence continuing along the said centerline of Summit Grove Avenue in a northeasterly direction a distance of approximately 127.21 feet to a point where the centerline of Summit Grove Avenue intersects the centerline of Morton Road; thence continuing along the centerline of Morton Road in a northwesterly direction a distance of approximately 20 feet to a point where the said centerline meets the southwesterly side property line of 843 Morton Road; thence, continuing in a northeasterly direction along said side property line of 843 Morton Road a distance of approximately 123.23 feet to a point where the said side property line of 843 Morton Road intersects the southwesterly side line of the Pennsylvania Railroad Company; thence, extending across the property and lands of the Pennsylvania Railroad Company in a northeasterly direction a distance of approximately 67.84 feet to an angle point at the centerline of the Pennsylvania Railroad; thence, continuing in a northwesterly direction along the centerline of the Pennsylvania Railroad a distance of approximately 110.72 feet to an angle point in the centerline of the Pennsylvania Railroad; thence, continuing in a southwesterly direction a distance of approximately 68.64 feet to an angle point where the northeasterly side property line of 25 N. Merion Avenue meets the southwesterly side line of the Pennsylvania Railroad; thence, continuing in a southwesterly direction extending across the properties of 25 N. Merion Avenue, 19 N. Merion Avenue and the unimproved right of way of Morton Road a distance of approximately 197.45 feet to an angle point at the northwesterly side property line of 865 Lancaster Avenue; thence, continuing in a southwesterly direction along the said property line of 865 Lancaster Avenue a distance of approximately 187.11 feet to a point where the said side property line of 865 Lancaster Avenue meets the northeasterly side line of Lancaster Avenue; thence, extending across the right of way of Lancaster Avenue a distance of approximately 25 feet to the centerline of Lancaster Avenue; thence, continuing in a northwesterly direction along the centerline of Lancaster Avenue a distance of approximately 512.14 feet to a point where the said centerline of Lancaster Avenue intersects the southwesterly side property line of 921 Lancaster Avenue; thence, continuing in a northeasterly direction along the said side property line of 921 Lancaster Avenue a distance of approximately 406.36 feet to a point where the said side property line intersects the southwesterly sideline of the Pennsylvania Railroad; thence, extending across the property now or late of the Pennsylvania Railroad Company in a northeasterly direction a distance of approximately 53.86 feet to an angle point in the centerline of the Pennsylvania Railroad; thence, continuing along the said centerline of the Pennsylvania Railroad in a northwesterly direction a distance of approximately 125.18 feet to an angle point in the said centerline of the Pennsylvania Railroad; thence, extending across the property and lands of the Pennsylvania Railroad Company in a southwesterly direction a distance of approximately 47.03 feet to a point where the easterly side property line of 935 Sargent Avenue intersects with the southwesterly side line of the right of way of Pennsylvania Railroad Company; thence, continuing along the said side property line of 935 Sargent Avenue in a southwesterly direction a distance of approximately 85.98 feet to a point where the northeast sideline of Sargent Avenue joins the land of 935 Sargent Avenue and the westerly side property line of 931 Lancaster Avenue; thence continuing in a southwesterly direction along the westerly side property line of 931 Lancaster Avenue, common with the rear property lines of properties facing the southeasterly side of North Warner Avenue a distance of approximately 182.4 feet to a point formed by the intersection of the westerly side property line of 931 Lancaster Avenue and northeast side line of a 10 feet wide alley; thence, continuing in a northwesterly direction along

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the northeasterly side line of the alley common with the southerly sideline of 1 North Warner Avenue, a distance of approximately 111.98 feet to a point in the southeast sideline of North Warner Avenue; thence angling across the right of way of North Warner Avenue in a northwesterly direction a distance of approximately 33 feet to a point formed by the intersection of the northwesterly side line of North Warner Avenue and southeasterly side property line of 6 North Warner Avenue; thence continuing in a northwesterly direction along said side property line of 6 North Warner Avenue a distance of approximately 95.77 feet; thence extending across the property and lands of Eleanor Hammonds Wilbur At 4 North Warner Avenue in a northwesterly direction a distance of approximately 140 feet to a point formed by the intersection of the rear property line of 4 North Warner Avenue and the northeasterly rear property line of 1025 Lancaster Avenue; thence continuing in a northwesterly direction along the rear property line of 1025 Lancaster Avenue a distance of approximately 55 feet to a point formed by the intersection of the northwesterly rear property line of 1025 Lancaster Avenue and the northeasterly rear property line of 1029 Lancaster Avenue; thence continuing along the northerly rear property line of 1029 Lancaster Avenue in a northwesterly direction a distance of approximately 17.7 feet to a point formed by the intersection of the northwesterly rear property line of 1029 Lancaster Avenue and the easterly side property line of 1047 Floyd Terrace; thence continuing along the said side property line of 1047 Floyd Terrace in a southwesterly direction a distance of approximately 37.03 feet to a point formed by the intersection of the said easterly side property line of 1047 Floyd Terrace, the centerline of Floyd Terrace and the northeasterly side property line of 1048 Floyd Terrace; thence continuing along the said easterly side property line of 1048 Floyd Terrace in a southwesterly direction a distance of approximately 67.43 feet to a point formed by the intersection of the said side property line of 1048 Floyd Terrace and the northeasterly side property line of 1039 Lancaster Avenue; thence continuing along the rear property lines of properties fronting on the southerly side of Floyd Terrace in a northwesterly direction a distance of approximately 195.89 feet to a point where the rear property line of 1068 Floyd Terrace intersects the centerline of North Roberts Road; thence along the centerline of North Roberts Road in a northeasterly direction a distance of approximately 66.67 feet to a point where the said centerline of N. Roberts Road intersects the centerline of Floyd Terrace; thence leaving the said centerline in a northwesterly direction a distance of approximately 15 feet to a point where the southerly side property line of 14 North Roberts Road intersects the northwesterly side line of North Roberts Road; thence continuing along the said side property line of 14 North Roberts Road in a northwesterly direction a distance of approximately 82.05 feet to a point; thence continuing along the rear property lines of properties fronting onto the northwesterly side of North Roberts Road in a northeasterly direction a distance of approximately 122.8 feet to a point where the rear property line of 20 North Roberts Road intersects the southerly boundary line of a private road; thence continuing in a northeasterly direction a distance of approximately 20 feet to a point along the southerly boundary line of the right-of-way of the Pennsylvania Railroad Company; thence extending across the property and lands now or formerly of the Pennsylvania Railroad Company in a northeasterly direction a distance of approximately 97.03 feet to an angle point at the centerline of the Pennsylvania Railroad; thence continuing in a northwesterly direction along said centerline of the Pennsylvania Railroad a distance of approximately 91.85 feet to an angle point; thence, extending across the property and lands of the Pennsylvania Railroad Company in a southwesterly direction a distance of approximately 111.78 feet to a point where the southwesterly side line of the right of way of Pennsylvania Railroad Company intersects the centerline of Water Street; thence, continuing along the centerline of Water Street in a southwesterly direction a distance of approximately 107.45 feet to a point formed by the intersection of Water Street and the southeasterly rear property line of 13 Franklin Avenue;

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thence, continuing in a northwesterly direction along the rear property lines of properties fronting on the southerly side of Franklin Avenue a distance of approximately 208.3 feet to the centerline of Franklin Avenue; thence, continuing in a northeasterly direction along the centerline of Franklin Avenue a distance of approximately 106.70 feet to a point where the said centerline of Franklin Avenue meets the northwesterly front property line of 6 Franklin Avenue and the southwesterly front property line of 5 Franklin Avenue; thence, continuing along the centerline of Franklin Avenue common with the front property line of 5 Franklin Avenue in a northeasterly direction a distance of approximately 32 feet to a point formed by the intersection of the said front property line of 5 Franklin Avenue and the southwesterly side line of the right of way of Pennsylvania Railroad Company; thence extending across the property and lands now or formerly of the Pennsylvania Railroad Company in a northeasterly direction a distance of approximately 128.81 feet to an angle point at the centerline of the Pennsylvania Railroad; thence continuing in a northwesterly direction along the centerline of the Pennsylvania Railroad a distance of approximately 104.76 feet to an angle point in the said centerline of the Pennsylvania Railroad; thence, extending across the right of way of the Pennsylvania Railroad in a southwesterly direction a distance of approximately 71.21 feet to a point where the northeasterly rear property line of 5 Franklin Avenue intersects the southwesterly sideline of the Pennsylvania Railroad right of way; thence, continuing along the said rear property line of 5 Franklin Avenue in a southwesterly direction a distance of approximately 55.83 feet; thence, extending across the property of 1149 Lancaster Avenue in a southwesterly direction as measured approximately 100 feet parallel from the centerline of Franklin Avenue a distance of approximately 311.40 feet to an angle point at the centerline of Lancaster Avenue; thence, continuing in a northwesterly direction along the said centerline of Lancaster Avenue a distance of approximately 215.74 feet to an angle point in the said centerline of Lancaster Avenue; thence, continuing in a southwesterly direction measured 100 feet parallel from the centerline of N. Merion Avenue a distance of approximately 387.80 feet to an angle point at the centerline of County Line Road; thence, continuing along the said centerline of County Line Road in a southeasterly direction a distance of approximately 100 feet to the intersection of the said centerline of County Line Road and the centerline of Montrose Avenue; thence, continuing along the centerline of Montrose Avenue northeasterly 436.9 feet to the intersection of Lancaster Avenue; thence southeasterly along Lancaster Avenue 211.8 feet; thence southwesterly along the sideline of 1112 W Lancaster Avenue 284.7 feet to a point; thence southeasterly 63.2 feet to a point; thence northeasterly 150 feet to a point; thence southeasterly 47.8 feet to a point; thence northeasterly 13.3 feet to a point; thence southeasterly 92.5 feet to a point along Roberts Road; thence northeasterly along Roberts Road 164.7 feet to a point along Lancaster Avenue; thence northwesterly 234.7 feet along Lancaster Avenue to the sideline of 1112 W Lancaster Avenue; thence along said centerline of S. Roberts Road in a northeasterly direction a distance of approximately 3.8 feet to a point formed by the intersection of S. Roberts Road and the centerline of Doyle Alley; thence, continuing along the centerline of Doyle Alley in a southeasterly direction a distance of approximately 450.05 feet to a point formed by the intersection of Doyle Alley and Thomas Avenue; thence, continuing in a northeasterly direction along the said centerline of Thomas Avenue a distance of approximately 47 feet to a point where the centerline of Thomas Avenue intersects the southwesterly rear property line of 1018 Lancaster Avenue; thence, continuing in a southeasterly direction along the rear property lines of properties fronting on the southwesterly side of Lancaster Avenue a distance of approximately 125 feet to an angle point; thence, continuing in a northeasterly direction along the southeasterly side property line of 1010 Lancaster Avenue a distance of approximately 48.78 feet to an angle point; thence continuing in a southeasterly direction along the rear property lines of properties fronting on the southwesterly side of Lancaster Avenue a distance of approximately 204.8’ to a

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point where the southeasterly rear property line of 932 Lancaster Avenue intersects with the northwesterly rear property line of 18 Prospect Avenue; thence, continuing in a northeasterly direction along the southeasterly side property line of 932 Lancaster Avenue a distance of approximately 36.52 feet to a point where the said side property line of 932 Lancaster Avenue intersects the southwesterly rear property line of 930 Lancaster Avenue; thence, continuing in a southeasterly direction along the said rear property line of 930 Lancaster Avenue a distance of approximately 102 feet to a point where the southeasterly rear property line of 930 Lancaster Avenue intersects with the centerline of Prospect Avenue; thence, continuing along said centerline of Prospect Avenue in a northeasterly direction a distance of approximately 50.38 feet to a point where the centerline of Prospect Avenue intersects with the southwesterly side property line of 916 Lancaster Avenue; thence continuing along said side property line of 916 Lancaster Avenue in a southeasterly direction a distance of approximately 102 feet to a point where the said side property line of 916 Lancaster Avenue intersects the northerly rear property line of 16 S. Merion Avenue; thence continuing along the said rear property line of 16 S. Merion Avenue in a northeasterly direction a distance of approximately 46.17 feet to a point where the said northeasterly rear property line of 16 S. Merion Avenue intersects the rear property line of 910 Lancaster Avenue; thence continuing in a southeasterly direction along the rear property lines of properties fronting onto the southwesterly side of Lancaster Avenue a distance of approximately 166.16 feet to a point where the southeasterly property line of 902 Lancaster Avenue intersects the centerline of S. Merion Avenue; thence, continuing in a northeasterly direction along the said centerline of S. Merion Avenue a distance of approximately 33 feet to a point where the said centerline of S. Merion Avenue intersects the northeasterly front property line of 11 S. Merion Avenue; thence continuing in a southeasterly direction along the northerly side property line of 11 S. Merion Avenue a distance of approximately 161.81 feet to a point where the said side property line of 11 S. Merion Avenue intersects the westerly side property line of 868 Lancaster Avenue; thence continuing in a southwesterly direction along the said side property lint of 868 Lancaster Avenue a distance of approximately 48.8 feet to a point where the said side property line of 868 Lancaster Avenue intersects the northerly side property line of 1 Morris Lane; thence continuing in a southeasterly direction along the said side property line of 1 Morris Avenue and extending across Morris Lane a distance of approximately 106.16 feet to a point where the said side property line of 1 Morris Avenue intersects the westerly rear property line of 18 Summit Grove Avenue; thence, continuing in a southwesterly direction along the said rear property line of 18 Summit Grove Avenue a distance of approximately 241.58 feet to a point where the said rear property line of 18 Summit Grove Avenue intersects the northerly rear property line of 847 Summit Grove Avenue; thence, continuing along the southerly side property line of 18 Summit Grove Avenue in a southeasterly direction a distance of approximately 77.24 feet to a point where the said side property line of 18 Summit Grove Avenue intersects the centerline of Summit Grove Avenue; thence continuing along the centerline of Summit Grove Avenue in a northeasterly direction a distance of approximately 469.53 feet to a point where the said centerline of Summit Grove Avenue intersects the centerline of Lancaster Avenue; thence, continuing along the said centerline of Lancaster Avenue in a southeasterly direction a distance of approximately 590.16 feet to an angle point in the centerline of Lancaster Avenue measured approximately 100.2 feet northwesterly from the intersection of the centerline of Lancaster Avenue with the centerline of N. Bryn Mawr Avenue, being the first mentioned point and place of beginning.

BEGINNING at an angle point in the centerline of Montrose Avenue measured approximately 276 feet northeasterly and 90.30 feet northwesterly of the intersection of the centerline of Montrose Avenue with the centerline of Lancaster Avenue; thence, extending across the right of

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way of Montrose Avenue in a northeasterly direction a distance of approximately 16.5 feet to a point where the northeasterly side line of Montrose Avenue meets the northwesterly side property line of 1149 Lancaster Avenue measured 55 feet from the southeasterly side property line of 1225 Montrose Avenue; thence, continuing in a northeasterly direction measured 55 feet parallel from the said southeasterly sideline of 1225 Montrose Avenue a distance of approximately 164.49 feet to an angle point where the northeasterly rear property line of 1149 Lancaster Avenue meets the southwesterly sideline of the property now or late of the Pennsylvania Railroad Company; thence, extending across the right of way of the Pennsylvania Railroad in a northeasterly direction a distance of approximately 43.15 feet to an angle point at the centerline of the Pennsylvania Railroad; thence, continuing in a northwesterly direction along the said centerline of the Pennsylvania Railroad a distance of approximately 155.09 feet to an angle point; thence, extending across the right of way of the Pennsylvania Railroad in a southwesterly direction a distance of approximately 51.70 feet to a point where the northwesterly side property line of 1225 Montrose Avenue intersects the southwesterly side line of the property now or late of the Pennsylvania Railroad Company; thence, continuing in a southwesterly direction along the said northwesterly side property line of 1225 Montrose Avenue a distance of approximately 61.52 feet to a point where the said side property line of 1225 Montrose Avenue intersects with the northeasterly side line of Montrose Avenue; thence, extending across the right of way of Montrose Avenue in a southwesterly direction a distance of approximately 20 feet to an angle point in the centerline of Montrose Avenue; thence, continuing in a southeasterly direction along the said centerline of Montrose Avenue a distance of approximately 176.30 feet to an angle point in the said centerline of Montrose Avenue measured approximately 276 feet northeasterly and 90.30 feet northwesterly of the intersection of the centerline of Montrose Avenue with the centerline of Lancaster Avenue, being the first mentioned point and place of beginning.

BEGINNING at the intersection of the centerline of Montrose Avenue with the centerline of Lancaster Avenue; thence, continuing in a northeasterly direction along the said centerline of Montrose Avenue a distance of approximately 363.1 feet to a point where the northeasterly rear property line of 1211 Lancaster Avenue intersects the said centerline of Montrose Avenue; thence, continuing along the said side property line of 1211 Lancaster Avenue a distance of approximately 37.6 feet to an angle point ; thence northwesterly 101.4 feet to a point along Rose Lane; thence southwesterly along Rose Lane 75.5 feet to a point; thence northwesterly 117 feet to an angle point; thence southwesterly 42.3 feet to a point; thence northwesterly 9.6 feet to a point; thence southwesterly 193.1 feet to a point along Lancaster Avenue; thence, continuing along the said centerline of Lancaster Avenue in a southeasterly direction a distance of approximately 475.4 feet to a point, where the said centerline of Lancaster Avenue intersects the centerline of Montrose Avenue, being the first mentioned point and place of beginning.

BEGINNING at the intersection of the centerline of Norwood Avenue with the centerline of Lancaster Avenue; thence, continuing in a northeasterly direction along the said centerline of Norwood Avenue a distance of approximately 266.7 feet to a point, where the said centerline of Norwood Avenue intersects the rear property line of 1257 Lancaster Avenue; thence, continuing along the said rear property line of 1257 Lancaster Avenue in a southeasterly direction a distance of approximately 122.6 feet to a point where the said side property line of 1257 Lancaster Avenue; thence southwesterly 254 feet to a point along Lancaster Avenue; thence northwesterly along Lancaster Avenue 244.5 feet; being the first mentioned point and place of beginning.

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BEGINNING at a point formed by the intersection of the centerline of Franklin Avenue, formerly known as Franklin Street, and the northwesterly side property line of 6 Franklin Avenue at the distance of approximately 324.54 feet, measured northeasterly of the intersection of the centerline of Franklin Avenue and the centerline of Lancaster Avenue; thence, continuing along the centerline of Franklin Avenue common with the front property line of 5 Franklin Avenue in a northeasterly direction a distance of approximately 32 feet to a point formed by the intersection of the said front property line of 5 Franklin Avenue and the southwesterly side line of the right of way of Pennsylvania Railroad Company; thence extending across the property and lands of the Pennsylvania Railroad Company owned by AMTRAK Tax & Ins Department in a northeasterly direction a distance of approximately 128.81 feet to an angle point at the centerline of the Pennsylvania Railroad; thence continuing in a southeasterly direction along the centerline of the Pennsylvania Railroad a distance of approximately 233.82 feet to an angle point; thence continuing across the property and lands now or formerly of the Pennsylvania Railroad Company in a southwesterly direction a distance of approximately 111.78 feet to a point where the southwesterly side line of the right of way of Pennsylvania Railroad Company intersects the centerline of Water Street; thence, continuing along the centerline of Water Street in a southwesterly direction a distance of approximately 107.45 feet to a point formed by the intersection of Water Street and the southeasterly rear property line of 13 Franklin Avenue; thence, continuing in a northwesterly direction along the rear property lines of properties fronting on the southerly side of Franklin Avenue a distance of approximately 208.3 feet to the centerline of Franklin Avenue; thence, continuing in a northeasterly direction along the centerline of Franklin Avenue a distance of approximately 106.70 feet to the first mentioned point and place of beginning.

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Section 2. Nothing in this Ordinance or in Chapter 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 155 prior to the adoption of this amendment.

Section 3. 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 4 This Ordinance shall take effect and be in force from and after its approval as required by law.

Approved by the Board this day of , 2020.

BOARD OF COMMISSIONERS OF THE TOWNSHIP OF LOWER MERION

______Daniel S. Bernheim, President

ATTEST:

______Jody L. Kelley, Secretary

199 12-18-2019 529 LDR1 IN

IC1 LDR1 LDR1 LDR1 LDR1 LDR1

LDR1 LDR2 LDR1 IN LDR2

IN LDR1 LDR2 LDR2 LDR1 LDR1 LDR1 LDR3

LDR1 LDR1 IN LDR2 LDR2 LDR2 LDR2 LDR2 LDR1 LDR1

IN LDR2 LDR2 LDR2 LDR2 IH1 LDR2 LDR1 LDR2

LDR1 LDR1 LDR1 LDR2 LDR1 IE1 IE2 LDR2 LDR2 LDR1 LDR2 LDR2 LDR1 LDR1 LDR1 IC1 LDR2 LDR2 LDR1 LDR1 LDR2 LDR1 IN LDR1 IC1 LDR1 LDR2 LDR2 LDR1 LDR3 IN IE2

LDR1 MDR3 LDR2 LDR4 LDR1 LDR2

IH1 LDR1 LDR2 LDR3 LDR2 LDR4 LDR2 IN IC1 IN LDR3

IN IN IE2 LDR2 IN IC1 IE1 IC1 LDR1 LDR1 LDR2 LDR1 IH1 IE1 LDR3 LDR3 IE1 IE1 IC1 LDR4 LDR2 IE1 LDR1 LDR1 LDR2 IE2 IC1 LDR3 IE2 LDR2 LDR1 LDR2 LDR1 LDR1 LDR3 IE2 LDR2

IE2 LDR2 IE2 IC3 LDR2 IE2 LDR2 LDR1 LDR2 Legend LDR1 LDR2 IE3 LDR2 LDR2 IE3 LDR2 LDR4 RHR IE2 LDR1: Low Density Residential LDR2 RHR MDR1 IC1 LDR1 IE2 IN LDR2: Low Density Residential IC2 LDR2 MDR1 BMV2 LDR2 IE3 IE1 LDR2 RHR LDR3: Low Density Residential LDR2 LDR2 LDR4 LDR2 MDR1 BMMD-1 IN LDR4: Low Density Residential LDR1 LDR2 LDR2 IC3 LDR4 LDR2 MDR1: Medium Density Residential MDR1 LDR2 IE3 LDR3 400' LDR3 LDR3 IN MDR2: Medium Density Residential MDR3 IC1 LDR2 LDR4 LDR4 LDR4 IN LDR2 LDR3 MDR3: Medium Density Residential LDR2 LDR4 IE3 MDR1 LDR2 LDR2 MDR2 LDR4 117' LDR2 IE3 TC1: Town Center 1 MDR1 110'

TC2: Town Center 2 LDR3 LDR3 MDR2 IE3 LDR4 LDR3 IH2 VC: Village Center IE3 IE2 IE2 MDR1 160' TC1 MDR2 LI: Light Industrial 150' MDR2 LDR3 LDR3 LDR4 MDR2 LDR3 TC1 LDR3 IE2 LDR3 IN: Institutional Nature Preserve TC1 LDR3 MDR1 MDR2 MDR1 MDR3 LDR3 IC1: Institutional Civic 1 IE3 MDR1 LDR4 MDR2 IC3 MDR3 IC2: Institutional Civic 2 CAD-BCR MDR1 LDR4 LDR4 IC3 LDR4 LDR3 IC3 IC3: Institutional Civic 3 MDR1 MDR1 TC2 LDR4 MDR2 IE1 IC3 IE1: Institutional Education 1 MDR1 MDR1 VC MDR1 IE2 LDR4 TC2 IC1 MDR3 LDR4 IE2: Institutional Education 2 IN MDR2 150' LDR2 MDR1 150' MDR1 IE2 IC2 IE3: Institutional Education 3 IC3 LDR4 LDR3 LDR2 IC1 MDR1 MDR2 IH1: Institutional Housing 1 LDR4 IE1 LDR4 IH3 IH2: Institutional Housing 2 IE1 LDR3 IE1 IC2 IH3: Institutional Housing 3 LDR3 MC: Medical Center IE2 LDR3 LDR2 BMMD: Bryn Mawr Medical District LDR4 LDR3 LDR3 IH2 RHR: Rock Hill Road District LDR2 IE2 BMVD: Bryn Mawr Village District LDR3

BMV 1 IH3 MC Zoning Map BMV 2 LDR4 IE3 MDR3 Draft 5.0 BMV 3 IC3 IC3 LDR3 IE2 BMV 4 dated 12/19/2019 Multiple Districts CAD: City Avenue District IC2 CAD-RCA CAD-BCR " CAD-BV

530 AGENDA ITEM INFORMATION

COMMITTEE: Building and Planning Committee

ITEM: PUBLIC HEARING AND ADOPTION OF ORDINANCE - CHAPTER 135, SUBDIVISION AND LAND DEVELOPMENT - UPDATE CROSS REFERENCES TO ZONING CODE

An Ordinance to amend the Code of the Township of Lower Merion, Chapter 135, entitled Subdivision and Land Development, by revising all cross references to Chapter 155, entitled Zoning and to amend Table 1 Required Greening Standards by adding Village Center: VC, Town Center Districts: TC1 and TC2, and Rock Hill Road District: RHR.

This Ordinance was authorized for advertisement at a special meeting of the Board of Commissioners held January 22, 2020 and duly advertised in the February 2, 2020 and February 9, 2020 editions of the Main Line Times & Suburban. ATTACHMENTS: Description Type Proposed Ordinance - Chapter 135 Zoning Code References Ordinance

531

AN ORDINANCE

NO. ______

AN ORDINANCE To Amend The Code Of The Township Of Lower Merion, Chapter 135, Entitled Subdivision and Land Development, By Revising All Cross References To Chapter 155, Entitled Zoning And To Amend Table 1 Required Greening Standards By Adding Village Center: VC, Town Center Districts: TC1 and TC2, and Rock Hill Road District: RHR.

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

Section 1. The Code of the Township of Lower Merion, Chapter 135, entitled Subdivision and Land Development, shall be amended by revising the cross references to the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, to provide as follows:

Chapter 135: Subdivision and Land Development

§ 135-2 Word usage; definitions. *******

B. Terms defined. Unless otherwise expressly stated, the following words and phrases shall be construed throughout this chapter to have the meanings indicated in this section:

*******

HISTORIC RESOURCE — See § 155-2, Definitions.149.1.

HISTORIC SITE — See § 155-2, Definitions.4.

*******

§ 135-15. General.

*******

B. Sketch plans shall include the following information:

*******

(17) Where the property is a contributing resource in an historic neighborhood or an historic district or is a resource listed in the Historic Resource Inventory, the applicant shall submit an historic resource impact study, as these terms are defined in accordance with

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Chapter 155, Section 7.1.10Article XXVIIA, and shall submit a statement with the plan, indicating which, if any, of such historic resources would be changed or affected to any substantial extent by the implementation of the subdivision plan and the development of the property.

*******

§ 135-25. Removal of trees; compensatory planting.

*******

C. Wooded lots, as defined in § 155-167.6 of the Zoning Ordinance,Lots in the LDR, MDR, and I districts shall comply with must meet the requirements of Article XXVIIIB Section 7.5, Wooded Lot Overlay District of Chapter 155.

*******

§ 135-28. Sidewalks and curbs.

A. Sidewalks shall be provided along heavily traveled streets and at any location where the Board of Commissioners shall determine that sidewalks are necessary for public safety or convenience. Sidewalks may be waived, at the discretion of the Board of Commissioners, within open space preservation developments where it can be demonstrated that the objectives intent of Chapter 155, Article XXVI, Section 7.2 OSOD Open Space Preservation Overlay District, § 155-7.2.1.142, will be furthered. All sidewalks shall be a minimum of five feet wide, except as otherwise provided in Chapter 155, Zoning.

*******

D. Curbs shall be provided for all streets, except as approved otherwise by the Board of Commissioners, and shall be in accordance with the construction standards. Curbs may be waived at the discretion of the Board of Commissioners if the lots abutting the street have an average net area of 45,000 square feet and an average minimum frontage of 130 feet or where it can be demonstrated for Open Space Preservation Overlay District developments that the objectivesintent of § 155-7.2.1.142 will be furthered.

*******

§ 135-35. Lots.

A. Depth, side lines and irregular configuration.

(4) Any portion of a lot not permitted to be included in the required lot area as provided in § 155-3.13.1 128 of the Township Code shall be disregarded in determining compliance with the standards created by this subsection.

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B. Narrow lots may be created only when authorized by the Board of Commissioners as a conditional use under the provisions of § 155-3.13.1 128 of the Code of the Township of Lower Merion.

*******

Section 2. The Code of the Township of Lower Merion, Chapter 135, entitled Subdivision and Land Development, shall be amended by adding Village Center: VC, Town Center Districts: TC1 and TC2, and Rock Hill Road District: RHR to Table 1: Required Greening Standards, to provide as follows:

Chapter 135: Subdivision and Land Development

Table 1 Required Greening Standards1

New Buildings in the New Buildings in the Building Additions BMV2, BMV3 and BMV1 District, VC BMV4 District, TC Districts, Districts RHR District and the City Avenue District 3 points from Categories A, 6 points from Categories A, 6 points from Categories A B or C for each 25 linear B or C for each 25 linear or B for each 25 linear feet feet of frontage feet of frontage of frontage; and 4 points from Category C for each 50 linear feet of frontage Shade trees, in accordance Shade trees, in accordance Shade trees, in accordance with § 135-30 of the Lower with § 135-30 of the Lower with § 135-30 of the Lower Merion Subdivision and Merion Subdivision and Merion Subdivision and Land Development Code Land Development Code Land Development Code

NOTES: 1 Editor's Note: See Table 2 for description of categories and assignment of point value.

*******

Section 3. Nothing in this Ordinance or in Chapter 135 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 Code of the Township of Lower Merion prior to the adoption of this amendment.

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Section 4. 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 5. This Ordinance shall take affect and be in force from and after its approval as required by law.

Approved by the Board this _____ day of ______, 2020.

BOARD OF COMMISSIONERS OF THE TOWNSHIP OF LOWER MERION

______Daniel S. Bernheim, President ATTEST:

______Jody L. Kelley, Secretary

4 01-22-2020 535 AGENDA ITEM INFORMATION

COMMITTEE: Building and Planning Committee

ITEM: PUBLIC HEARING AND ADOPTION OF ORDINANCE - VARIOUS CHAPTERS - UPDATE CROSS REFERENCES TO ZONING CODE

An Ordinance to amend the Code of the Township of Lower Merion, Chapter 62, Building Construction by revising all cross references to Chapter 155, entitled Zoning, and to amend Chapter 78, Fire Prevention, § 78- 18 by updating terminology consistent with Chapter 155, entitled Zoning, and to amend Chapter 82, Garbage and Refuse, and to amend Chapter 88, Historic Districts, and to amend Chapter 90, Health And Sanitation, and to amend Chapter 101, entitled Natural Features Conservation, by revising all cross references to Chapter 155, entitled Zoning, and to amend Chapter 105, entitled Noise And Exterior Lighting, Article I, Definitions, § 105-1. Definitions, by revising the definition of Residential Districts for consistency with Chapter 155, entitled Zoning, and to amend Chapter 121, Stormwater Management And Erosion, and to amend Chapter 133, Streets And Sidewalks, by revising all cross references to Chapter 155, entitled Zoning, and to amend Chapter 140, Telecommunications Facilities, and to amend Chapter A172, Zoning Hearing Board: Rules, by revising all cross references to Chapter 155, entitled Zoning.

536

AN ORDINANCE

NO. ______

AN ORDINANCE To Amend The Code Of The Township Of Lower Merion, Chapter 62, Building Construction By Revising All Cross References To Chapter 155, Entitled Zoning, And To Amend Chapter 78, Fire Prevention, § 78-18 By Updating Terminology Consistent With Chapter 155, Entitled Zoning, And to Amend Chapter 82, Garbage and Refuse, And to Amend Chapter 88, Historic Districts, And To Amend Chapter 90, Health And Sanitation, And To Amend Chapter 101, Entitled Natural Features Conservation, By Revising All Cross References To Chapter 155, Entitled Zoning, And To Amend Chapter 105, Entitled Noise And Exterior Lighting, Article I, Definitions, § 105-1. Definitions, By Revising the Definition Of Residential Districts For Consistency With Chapter 155, Entitled Zoning, And To Amend Chapter 121, Stormwater Management And Erosion, And To Amend Chapter 133, Streets And Sidewalks, By Revising All Cross References To Chapter 155, Entitled Zoning, And To Amend Chapter 140, Telecommunications Facilities, And To Amend Chapter A172, Zoning Hearing Board: Rules, By Revising All Cross References to Chapter 155, Entitled Zoning.

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

Section 1. The Code of the Township of Lower Merion, Chapter 62, entitled Building Construction, § 62-2. Deletions, additions and insertions, shall be amended by revising all cross references to the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, to provide as follows:

Chapter 62: Building Construction

§ 62-2. Deletions, additions and insertions.

*******

D. In Section 3407, Historic Buildings, add a new subsection 3407.3 to provide as follows:

3407.3 Special requirements for building permits – historic resources. The following special requirements shall apply to a building permit for an historic building, structure, object or site listed on the Historic Resource Inventory, Chapter A180. Where the historic resource is located in an historic district, the work of the Historical Commission under this section shall be performed by the Historic Architectural Review Board (HARB). Terms set forth herein shall be as defined in §155-2.§ 155-4 and 155-149.1.

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*******

2. Procedure for obtaining building permit.

(b) Information to be provided. In addition to the other requirements of this section, an applicant seeking a permit to demolish an historic resource on the Historic Resource Inventory shall provide the following information:

(vii) Historic resource impact study, as provided in § 155-153.17.1.10, unless the Director of Building and Planning determines all or a portion thereof not to be pertinent to the application.

*******

Section 2. The Code of the Township of Lower Merion, Chapter 78, entitled Fire Prevention, § 78-18. Fire protection equipment; sprinkler and standpipe systems, shall be amended by updating terminology consistent with Chapter 155, Entitled Zoning, to provide as follows:

Chapter 78: Fire Prevention

§ 78-18. Fire protection equipment; sprinkler and standpipe systems.

A. All new construction, except single-family detached dwellings, twins and duplexessinglefamily semidetached dwellings (as defined in Chapter 155, Zoning, of the Lower Merion Township Code), shall be equipped with full fire sprinkler systems.

(1) Exception. If a single-family detached dwelling, twin or duplex single-family semidetached dwelling is constructed with wooden truss floors or roof supports, the structure must be sprinklered, as per the appropriate NFPA standard.

(2) Purchasers of newly constructed single-family detached dwellings, twins and duplexessinglefamily semidetached dwellings not required to be sprinklered must be offered a residential sprinkler system as an option by the builder or developer.

*******

Section 3. The Code of the Township of Lower Merion, Chapter 82, entitled Garbage and Refuse, § 82-1. Definitions, shall be amended by revising all cross references to the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, to provide as follows: Chapter 82: Garbage and Refuse

§ 82-1. Definitions.

*******

FAMILY — As defined in § 155-24 of the Code of the Township of Lower Merion.

2 01-22-2020 538

*******

LOT — As defined in § 155-24 of the Code of the Township of Lower Merion.

*******

SINGLE AND SEPARATE OWNERSHIP — As defined in § 155-24 of the Code of the Township of Lower Merion.

*******

Section 4. The Code of the Township of Lower Merion, Chapter 88, entitled Historic Districts, shall be amended by revising all cross references to the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, to provide as follows:

Chapter 88: Historic Districts

ARTICLE I: Review and Building Regulations; Administration

§ 88-1.1. Definitions.

DEMOLITION, HISTORIC or DEMOLISH — See § 155-2, Definitions4.

HISTORIC BUILDING — See § 155-2, Definitions149.1.

HISTORIC OBJECT — See § 155-2, Definitions149.1.

HISTORIC RESOURCE — See § 155-2, Definitions149.1.

HISTORIC SITE — See § 155-2, Definitions4.

HISTORIC STRUCTURE — See § 155-2, Definitions149.1.

NONCONTRIBUTING RESOURCE — See § 155-2, Definitions149.1.

*******

ARTICLE II: Historic Resources

§ 88-15. Legislative intent.

It is hereby declared as a matter of public policy that the preservation and protection of buildings, structures and sites of historic, architectural, cultural, archeological, educational and aesthetic merit are public necessities and are in the interests of the health, prosperity and welfare of the people of Lower Merion Township. To that end, the Township has undertaken to identify and document its historic resources. The provisions of this article, coupled with the provisions of Chapter 155, Article XXVIASection 7.1, are intended to:

3 01-22-2020 539

*******

Section 5. The Code of the Township of Lower Merion, Chapter 90, entitled Health and Sanitation, shall be amended by revising all cross references to the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, to provide as follows:

Chapter 90: Health and Sanitation

ARTICLE VI : Swimming and Bathing Places

§ 90-29. Lifeguards.

A. Except for public bathing places located at multiple-unit residential facilities (including continuing-care facilities for the elderly, as defined in § 155-241), which public bathing places are open for use only by residents of such facilities and their guests, one or more lifeguards in adequate number shall be on duty waterside at a public bathing place at all times such bathing place is open for use by bathers. While they are on waterside duty, lifeguards shall not be assigned other tasks that will divert their attention from the safety of the bather. Lifeguards need not be assigned to hot tubs, spas or whirlpools.

*******

Section 6. The Code of the Township of Lower Merion, Chapter 101, entitled Natural Features Conservation, shall be amended by revising the cross references to the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, to provide as follows:

Chapter 101: Natural Features Conservation

ARTICLE II: Minimum Conservation Standards

§ 101-5. Site planning.

A. Conservation of surface and groundwater resources.

(1) Any encroachment on streams shall be regulated by Article XXVII Section 155-7.3, Floodplain Overlay District, of Chapter 155, Zoning.

*******

C. Conservation of sloping lands.

(1) The provisions of Chapter 155, Zoning, Article XXVIIISection 155-7.4, Steep Slopes Overlay District, shall govern where applicable.

*******

4 01-22-2020 540

Section 7. The Code of the Township of Lower Merion, Chapter 105, entitled Noise and Exterior Lighting, Article I, Definitions, § 105-1. Definitions, shall be amended by revising the definition of Residential District(s) for consistency with the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, to provide as follows:

Chapter 105: Noise and Exterior Lighting

Article I: Definitions

§ 105-1. Definitions

RESIDENTIAL DISTRICT(S) — Land within an R AA; R A; R 1; R 2; R 3; R 4; R 5; R 6; R 6A; or R7 LDR1; LDR2; LDR3; LDR4; MDR1; MDR2; or MDR3 Residence District as provided in Chapter 155 of the Township Code

*******

Section 8. The Code of the Township of Lower Merion, Chapter 121, entitled Stormwater Management and Erosion, shall be amended by revising the cross references to the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, to provide as follows:

Chapter 121: Stormwater Management and Erosion

ARTICLE I : General Provisions

§ 121-3. Terms defined; word usage.

FLOODWATER — See § 155-155, Definitions. (Note: This term is removed because it is not used anywhere in Chapter 121. This is also not a defined term in the existing or draft Zoning Codes.)

IMPERVIOUS SURFACE — See § 155-24, Definitions.

*******

Section 9. The Code of the Township of Lower Merion, Chapter 133, entitled Streets and Sidewalks, shall be amended by revising the cross references to the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, to provide as follows:

Chapter 133: Streets and Sidewalks

ARTICLE I : Encroachments and Obstructions

§ 133-2.1. Temporary signs within the public right-of-way.2

2. Editor’s Note: See Ch. 155, Zoning, Art. 9XIX, Signs Standards, for regulation of signs

5 01-22-2020 541

outside the public right-of-way.

ARTICLE III: Right-of-Way Occupancy, Excavation and Use

§ 133-17. Prohibited obstructions in permit area.

B. The Township may grant a waiver to permit fences within the right-of-way, subject to the following conditions:

(6) All proposed fences shall comply with the front yard setback provisions set forth in §155- 3.7130 of this Code.

*******

Section 10. The Code of the Township of Lower Merion, Chapter 140, entitled Telecommunications Facilities, shall be amended by revising the cross references to the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, to provide as follows:

Chapter 140: Telecommunications Facilities

§ 140-8. Wireless communication facilities outside right-of-way.

*******

B. Wireless communication facilities other than attached micro facilities. Wireless communication facilities other than attached micro facilities may be erected outside of a ROW in compliance with Chapter 155, Zoning, upon application to the Director of Building and Planning. If a special exception is required by § 155-10.9141.1.1, the application shall be made to the Zoning Officer. The provider's application shall include:

*******

Section 11. The Code of the Township of Lower Merion, Chapter A172, entitled Zoning Hearing Board: Rules, shall be amended by revising the cross references to the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, to provide as follows:

Chapter A172: ZONING HEARING BOARD: RULES

§ A172-18.1. Recording of meetings and hearings.

A. Video, image and sound recording devices may be operated at meetings of the Board held pursuant to Lower Merion Code § 155-11.1, subject to the following conditions:

*******

B. Video, image and sound recording devices may not be operated during the course of hearings conducted by the Board pursuant to Sections 908 and 909.1 of the Municipalities Planning

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Code (53 P.S. §§ 10908 and 10909.1) and Lower Merion Code § 155-11.2.9113; provided, however, that the Board's stenographer taking the notes of testimony may use a sound recording device.

*******

Section 12. Where a cross reference to the Zoning Code exists in the Code of the Township of Lower Merion, it is intended that the reference reflect those provisions in the newly adopted Zoning Code.

Section 13. Nothing in this Ordinance or in 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 Code of the Township of Lower Merion prior to the adoption of this amendment.

Section 14. 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 15. This Ordinance shall take affect and be in force from and after its approval as required by law.

Approved by the Board this _____ day of ______, 2020.

BOARD OF COMMISSIONERS OF THE TOWNSHIP OF LOWER MERION

______Daniel S. Bernheim, President

ATTEST:

______Jody L. Kelley, Secretary

7 01-22-2020 543