Upper Merion cuts density, tightens access rules in Neighborhood Mixed‑Use zone

Upper Merion’s Board of Supervisors on March 12 adopted amendments to the Neighborhood Mixed‑Use (NMU) zoning district that reduce allowable residential density for conditional row‑house and multifamily developments and clarify access and height standards.

Township Planner Jarrett Lash told the board the update aims to “right‑size” NMU as a transitional district. Key changes include a two‑acre minimum lot size for conditional row‑house and multifamily proposals, a reduction in maximum residential density to six dwelling units per acre (down from 15), and a lowering of the base maximum height from 45 feet to 40 feet (with the potential to return to 45 feet where podium parking or other design concessions are provided). The ordinance also clarifies that new conditional multifamily or townhouse developments should front on an arterial road, not a local or collector street, and limits driveway curb cuts to one per parcel absent a fire‑marshal determination that additional access is needed.

Resident Tom Gramlich asked why intent language in the ordinance is not enforceable. Solicitor John Walko responded that intent clauses are guidance and objective criteria govern approvals: “The intent standards are non‑enforceable standards for a land development plan application if it meets the objective criteria of the NMU district,” Walko said. Neighborhood representative Peggy Murray thanked the board for revisiting NMU and said the revisions reflected long‑standing neighborhood concerns.

The Board adopted the ordinance on a 5‑0 vote (motion by Vice‑chair Bill Jenaway; second by Supervisor Greg Philips). The change will alter the review framework for future NMU applications and is intended to reduce building massing and traffic impacts on local streets.