Comprehensive Plan - Housing Element

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Housing Element
Lower Merion Township is primarily a residential community, and housing in various forms
makes up the majority of the Township. The Housing Element has been prepared to complement and expand upon the residential section of the Land Use Element. Where the Land Use
Element focuses on balancing the location and intensity of residential land uses in relation
to other land uses; the Housing Element focus on balancing the various housing issues associated with a geographically-large and socially- and economically-diverse community. The
Housing Element addresses the qualitative elements of what makes Lower Merion Township
a “Great Place to Live” for all members of the community in all stages of their lives.

B AC KG ROUN D/
I NTRODUCTION
The Housing Element coordinates
housing policies with transportation,
land use, environmental and community infrastructure efforts to maintain
the Township’s residential character
and livability. The Township’s older
and attractive housing stock combined with the Township’s diversity of
residential neighborhoods and high
levels of municipal services make
Lower Merion an attractive place to
live. The continued attractiveness of
the Township as a residential community encourages continued investment
within the community, but also promotes speculative redevelopment of

INPUT

existing housing. Local single family
real estate prices are also high creating a demand for lower priced rentals. Maintaining the Township’s high
quality built environment, while also
maintaining the social and economic diversity of the Township is a core
planning challenge of the Housing
Element. The Housing Element promotes housing affordability for all residents relative to their location within
the Township and relative to individual circumstances and stage of life.
A plan for housing is a core requirement of a comprehensive plan in
Pennsylvania. Section 301.(a). 2.1 of
the Pennsylvania Municipalities Planning Code (MPC) requires that municipal comprehensive plans provide:

A plan to meet the housing needs
of present residents and of those
individuals and families anticipated to reside in the municipality, which may include conservation of presently sound housing,
rehabilitation of housing in declining neighborhoods and the
accommodation of expected new
housing in different dwelling
types and at appropriate densities for households of all income
levels.
The Township currently addresses
the housing needs of the community
through policies and programs administered by the Building and Planning Department. The Township also
collaborates with several non-profit

352

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

agencies, such as Lower Merion Affordable Housing, Eldernet, and the
Lower Merion Conservancy to address specific housing issues, such as
housing affordability, senior housing,
and neighborhood preservation. A
key part of this plan is coordinating
the diverse range of targeted housing
initiatives and programs into a unified approach.
While current housing policies
have been prepared to address current needs, the Housing Element has
also been prepared to address societal trends and particular local needs,
particularly regarding an aging population, a older housing stock and
the unique housing needs of special
needs populations.
The Housing Element is comprised of four topical chapters to address the range of housing types within the community and the diverse
populations living within the various
housing types. Topical chapters include: neighborhood preservation,

INPUT

Affordability

Special Needs
Population

transitional area planning, housing
affordability, and special needs populations. Each of the chapters of the
Housing Element have been coordinated with the other comprehensive
plan elements to ensure that future
housing policies address anticipated growth projections and planning
goals throughout the Township.
P L A NNING PROCE S S

A citizens’ advisory committee
assisted staff in the development of
the Housing Element. The Housing Committee was comprised of
13 Township stakeholders who had
a wide range and considerable
depth of knowledge with regards
to the Township’s housing needs,
including the Executive Director of
the Montgomery County Housing
Authority, a former Lower Merion
Township Commissioner, a retired
real estate developer, realtors, architects, and preservationists. A total

Relationship to Other
Planning Documents

Conclusions

of 13 public meetings were held in
2012 and 2013. The committee was
charged with creating a plan to meet
the housing needs of residents and
of those anticipated to reside in the
community.
Due to the interrelationship between the Housing Element and
the Land Use Element, the Housing
Committee members also played an
active role as members of the joint
land use/housing committee to prepare the residential land use chapter
of the Land Use Element. Committee members also joined the historic
preservation subcommittee to prepare the historic preservation chapter of the Land Use Element. As such,
significant overlap exists between the
Land Use Element and the Housing
Element, particularly with regards to
neighborhood preservation.
PRE S E RVATION, INF ILL,
AND RE DE VE LOPM E NT

A comprehensive plan is a growth
management tool establishing the
quality, location, intensity, form and
character of new development to ensure that future growth is consistent
with the community vision and is
coordinated with community infrastructure and services. The Township’s comprehensive plan is based
on the reality that future housing
development will primarily occur
through the modernization of existing housing stock (Preservation),
construction of new homes on vacant
lots or through teardown/subdivision
of existing lots (Infill) or through
inclusion of residential units within

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

the redevelopment/modernization of
existing commercial areas (Redevelopment). Each of these types of anticipated growth has particular housing
implications.
Preservation – The vast majority
of the Township’s land area is comprised of established single-family residential neighborhoods. Single-family homes, particularly single-family
homes on larger lots, are particularly
well suited for working families and
not particularly well suited for single
individuals, older individuals, or individuals with special needs. The Housing Plan includes recommendations
for ensuring the physical and social
stability of residential neighborhoods
(Neighborhood Preservation Chapter)
while allowing for the logical modernization of an aging housing stock
and accompanying built environment
to become more physically accessible
(Special Needs Population). A key element of neighborhood preservation
is ensuring that a variety of housing
types exist within the Township to
allow residents to transition between
appropriate housing types while remaining a part of the Lower Merion
community.
Infill – There are numerous potential opportunities for scattered
infill construction throughout the
Township. Many of these infill sites
will occur in single family neighborhoods, but many potential infill
sites have been identified in transition areas between single family
neighborhoods and higher intensity/

INPUT

Affordability

Special Needs
Population

density multi-family and commercial
districts. Transition Areas are appropriate locations for density at higher
levels than single-family homes, but
not as high as permitted in multi-family and commercial districts. Transition areas provide a variety of housing options to accommodate special
needs populations, older residents,
and individuals seeking smaller living arrangements. The Neighborhood
Preservation Chapter includes recommendations for Traditional Neighborhood Development districts to ensure
that the form and scale of infill lot development is consistent with the character of established neighborhoods.
The Affordability Chapter includes
recommendations for design guidelines to ensure that new multi-family infill development is consistent in
character with adjacent single-family
neighborhoods.
Redevelopment – It is anticipated
that new, multi-family residential units
will be an important component of the
redevelopment of commercial areas in
need of redevelopment, particularly
City Avenue, Rock Hill Road, and Ardmore. New multi-family housing may
provide needed housing alternatives
to single-family homes. In particular,
commercial area redevelopment provides opportunities for young couples
and older individuals to remain within
the Township while being located in
close proximity to transit and shopping.

Relationship to Other
Planning Documents

Conclusions

B ACKGROU ND

This section provides a summary
of relevant housing and demographic
information. This information complements the Background chapter
and the Residential Land Use chapter of the Comprehensive Plan and
the 2010 Community Profile. The
Community Profile is included as an
Appendix.
Population Composition





According to the 2010 US
Census, the Township’s population is 57,825. The median age is 43.4 years and
approximately 18.8% of the
population is over 65 years
in age.1 Lower Merion’s aging
population has many planning implications, including
a need for improved access to
community facilities, handicapped accessible housing,
and supportive services.
The Township as a whole remains a relatively low density,
residential, first-ring suburb
with an average population
density of 2,399 persons
per square mile. Population
density varies significantly
in the community with approximately 8,785 persons
per square mile in East Ardmore and approximately 810
persons per square mile in
Gladwyne according to 2010

1 Refer to Population 65 and Over Map, Background
Chapter, page 44.

353

354

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation





PLAN DRAFT

Transition Areas

Census data (Figure 5.1).2
The variation in population
density is a result of historic
land use patterns.
Lower Merion is an affluent community. The median household income
Township-wide in 2010
was $107,326, which is significantly higher than the
Montgomery County median
household income ($76,027)
and more than double the
Pennsylvania median household income ($50,289).3
However, great disparities
in wealth exist in the community (Figure 5.2). Various neighborhoods scattered
throughout the community
have greater concentrations
of low- and moderate-income
households (Map H1). Maintaining the existing affordable housing stock will help
to ensure that residents at all
stages of life and income levels continue to have housing
options.
Lower Merion is continuing to diversify. According to
the 2010 Census data, the
largest minority population
in the Township is Asian at
6%, followed closely by African-American at 5.6%. The
largest segment of the population is white (85.7%).

2 Refer to Population Density Map, Background Chapter, page 42.
3 US Census, 2010

INPUT

Special Needs
Population

Affordability

Relationship to Other
Planning Documents

Conclusions

F IGU RE 5.1 POPU LATION DE NS ITY OF LOW E R M E R I ON
TOW NS HIP VILLAGE S ( PE RS ONS PE R S QUARE M ILE)
Gladwyne
Rosemont
North Penn Valley
Haverford
South Penn Valley
East Bryn Mawr
Bala
Belmont Hills/College Park
North Ardmore
Cynwyd
Merion
Wynnewood
West Bryn Mawr
Penn Wynne
West Ardmore
East Ardmore

810
1,295
1,672
2,191
2,574
2,647
3,043
3,093
3,158
3,241
4,320
4,456
5,034
5,363
6,223
8,785

0

2,399 Township Average Density

2000

4000

6000

8000

10000

FIGU RE 5.2 LOW E R M E RION HOU S E HOLD INCOME
DIS TRIBU TION 2010
3%
3%
4%
5%

Less than $10,000
$10,000 - $14,999
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,000
$50,000 - $74,999
$75,000 - $ 99,999

8%
9%

10%
14%
17%
27%

$100,000 - $149,999
$150,000 -$199,999
$200,000 or more

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Special Needs
Population

Affordability

Relationship to Other
Planning Documents

Conclusions

H1 LOW TO MODERATE INCOME HOUSEHOLDS

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H ou si n g Ch a ra c t e ri s t i c s





In 2010, a total of 24,095
housing units existed in the
community. Of these, 57.4%
were single-family detached,
11.3% were single-family
attached, and 31.3% were
multi-family residential.4
One-third of all housing units
in the Township were con-

4 US Census, 2010

INPUT

yA

ve

structed prior to 1939 and
approximately
two-thirds
(63.6%) were constructed
prior to 1960 making them
potentially eligible for historic designation.5 The aging
housing stock requires additional maintenance and modifications to meet evolving
societal needs. The need to
5 US Census, 2010



355

modernize the existing housing stock is a major challenge
facing the community.
According to the 2010 Montgomery County Multifamily
and Attached Housing Inventory, 125 multi-family residential buildings in Lower
Merion Township exceed 10
units in size. These multi-fam-

356

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation









Transition Areas

ily buildings contain a total
of 6,555 residential dwelling
units. Approximately 36% of
these multi-family buildings
were constructed prior to
1960 and may not have been
constructed to address accessibility (Figure 5.3). It is likely that the older multi-family
buildings will require additional adaptations to address
accessibility needs of Lower
Merion’s aging population.
Approximately 76.3% of the
housing units in the Township are owner-occupied and
23.7% are renter-occupied. 6
The average household size
in the Township is 2.43 persons per household, which
is consistent with the county
(2.53 persons per household)
and state (2.45 persons per
household) averages.7
Approximately 5.4% of the
Township’s population resides
in group quarters, which includes college residence halls,
residential treatment centers,
skilled nursing facilities, and
group homes. Comparatively, only 2.6% of Montgomery
County’s population lives in
group quarters. It is highly
likely that the presence of numerous colleges and universities in the Township skews
this number.
As of September 2014, 81
dwelling units have been
approved for use as student

6 US Census, 2010
7 US Census, 2010

INPUT

PLAN DRAFT
Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

F IGU RE 5.3 AGE OF M U LTI-FAM ILY HOU S ING
S TRU CTU RE S IN LOW E R M E RION TOW NS HIP 2010
20%
7%
9%

1939-earlier
1940-49
1950-59
1960-69
1970-79
1980-89
1990-1999

22%

2000-2004
2005 or later

19%
13%
3%
2%
5%



homes. The presence of student housing can negatively
impact the residential neighborhoods as students compete with low- and moderate-income families for the
limited affordable housing
stock available in the community.
In May 2015, a total of
1,176 elderly housing units
were dispersed throughout
the community; however, approximately 9.3% of
the Township’s population

(5,377) is over age 75, which
indicates that many seniors
are choosing to age in place.
Existing housing units may
require modification to ensure a safe and accessible
housing environment for the
community’s aging population.8
8 2011-2013 ACS 3-Year Estimates

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Transition Areas

Relationship to Other
Planning Documents

D
OA
DR
OO

The Housing Element is comprised
of four topical chapters, focusing on
neighborhood preservation, transition areas, affordable housing, and
special needs populations. The neighborhood preservation chapter focuses on planning tools to maintain the
high quality design, village characteristics, and suburban scale that create
a unique sense of place throughout
the community. The transition areas
chapter identifies locations where
commercial and residential land uses
converge and explores strategies to
enhance the quality of life of residents
in these areas and ease the transition
between these uses. The affordable
housing chapter identifies programs
currently used by the Township to
provide housing choices for people
of all incomes and highlights strategies to continue this important work.
Finally, the special needs chapter includes recommendations to ensure
the continued availability of housing
options for people of all ages, abilities, races, and ethnicities.

Special Needs
Population

Preserved Open Space

LA

NC

AS

TE

RA

VEN

UE

Historic
Strawbridge Estate

H O U S I NG E L E M E N T G OA L S
A ND O B J EC T IV E S
Goa l 1: P l a n n i n g

Develop a unified Housing Plan
clearly articulating and coordinating
policy, projects, and programs of municipal, governmental and non-profit
agencies relating to the diverse range
of housing issues facing Lower Merion Township. The Housing Plan will
coordinate housing initiatives with
transportation, land use, environmental and community infrastructures efforts to maintain the Township’s high property values; which are

Conclusions

partially due to the Township’s diverse and attractive neighborhoods, which
include cultural and historic resources that define the Township’s unique
housing stock, while promoting housing affordability for all residents relative
to their location within the Township and relative to individual circumstances
and individual’s particular stage of life.
1. Encourage imaginative and innovative design in residential and
non-residential developments.
2. Encourage cluster housing to be developed in the low and medium
density areas of the township in order to preserve open space and historic resources. (View image of Strawbridge Estate below).
3. Be generally consistent with federal and state guidelines to ensure
continued eligibility for competitive grant funding, such as the Community Development Block Grant (CDBG) Program.

EW

S TRU C TU R E O F T HE
H O U S I NG E L E M E N T

Affordability

NN

Neighborhood
Preservation

WY

Background/
Introduction

Cluster Development

Strawbridge Estate: The 5.7-acre Isaac Clothier estate at the intersection of West Wynnewood
Road and Lancaster Avenue, involved the clustering of eight new semi-detached homes, the
preservation of the historic estate house, and the preservation of 2.3-acres of open space.

357

358

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

Affordability

Goa l 2: Ed u c a t i o n a n d P u bl i c O u t re a c h

Employ a broad based public information strategy
to inform and educate Township residents and housing/
service providers regarding housing issues and housing
opportunities throughout the Township.
1. Provide planning services and develop strategies to
implement housing and community development
objectives.
2. Codify Township affordable housing policies and
programs into a user-friendly document. List resources to help with affordability and summarize
issues relating to affordability throughout the Township.
3. Inventory existing Township-wide programs, such
as the Township’s Residential Rehabilitation Program, to assist income eligible homeowners in
maintaining and rehabilitating their properties.
4. Increase understanding and compliance with fair
housing laws.
5. Partner with the local historic preservation community, including the Historic Commission and HARB
to educate Township residents about federal, state,
and local historic preservation incentives, as well as
recognizing local success stories.
H2 HISTORIC DISTRICT AND HISTORIC INVENTORY MAP

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

Goal 3: Neig hbor hood Preser v ation- Hi s tori c
Preser v ation/ For m and S cale of New
Constr uction

Integrate the Township’s land use, historic preservation,
environmental, transportation, and housing strategies together to ensure that the Township’s well established neighborhood pattern and character defining housing stock can
be sustainably modernized to meet changing circumstances.
Promote neighborhood-wide housing strategies to preserve
the form and scale of established neighborhoods. Map H2
highlights properties that currently have historic designation.
Historic Preservation
1. Identify established neighborhoods and properties
potentially eligible for designation as historic districts and/or inclusion on the Historic Resource Inventory.
2. Explore the feasibility of streamlining the review
process for modest improvements in compliance
with the Secretary of the Interior’s standards.
3. Evaluate the effectiveness and overall applicability of
the historic resource incentives in residential areas.
4. Explore synergies of affordable housing and historic
preservation by evaluating use of existing incentives
pertaining to accessory dwelling units on historic
properties.

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Neighborhood Preservation
1. Inventory the existing housing stock to identify
areas prone to teardown/rebuilds, infill and redevelopment (Map H3). Determine the feasibility of also including a survey of neighborhoods
which may benefit from the implementation of
zoning tools available through the Pennsylvania
Municipalities Planning Code (MPC) to preserve
the existing form and scale of the built environment. Review existing codes to ensure that new
construction is consistent with the existing pattern.
2. Identify established neighborhoods and properties potentially eligible for form based zoning or
other neighborhood–wide, non-historic preservation strategies to ensure that new construction
is consistent with established form and scale.
3. Explore means to convert vacant institutional
buildings to residential units.
4. Identify existing affordable neighborhoods for
preservation to prioritize strategies.
5. Evaluate the zoning code in relation to the continued need to modernize older housing and to

H3 TEARDOWN/REBUILDS 2003-2014 MAP

Legend

Structures
Year Demolished
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014

Map of Demolished Structures
2003 through 2014

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

359

Conclusions

permit the logical expansion of existing residences.
6. Explore means to permit modest expansions of
older homes by implementing small-scale best
management practices, which could offset the
need for larger stormwater improvements that
may result in significant expense or loss of large
trees.
7. Explore improving enforcement measures to
combat demolition by neglect and other property maintenance issues which impact surrounding
property values or compromise the character of
the Township.
8. Evaluate how well the Township’s accessory
dwelling unit policies work to preserve the pattern of residential neighborhoods while potentially providing housing opportunities for workforce housing.
9. Consider the possibility of creating a system to
track the number of properties with covenants
that allow accessory structures to be used as living quarters by family members and au pairs to
gain a more thorough understanding of the number of existing accessory dwelling units.

360

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

Affordability

Goa l 4: Mu l t i -Fa m i ly D eve l o p me n t / M ixed U se
Develop m en t / Tra n s i t i o n A re a s

Integrate the Township’s land use, historic preservation, environmental, transportation, and housing strategies together to ensure that new higher density residential
development provides an appropriate transition between
existing lower density neighborhoods and higher intensity
commercial areas (Map H4).
1. Encourage multi-family housing of appropriate
density on existing multi-family zoned vacant
tracts along the major transportation routes and
near central support facilities.
2. Explore the potential for including affordable
housing as part of commercial area revitalization.
H4 TRANSITION ZONES

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

3. Explore the issue of residential density and
examine appropriate levels of capacity to
achieve desired build-out. Review existing
density levels in transition zones. Evaluate
R6A zoning provisions.
4. Recommend strategies for mitigating impacts
of density through design.
5. Review the Township’s codes to ensure that
provisions encourage new development that
is appropriately scaled, well designed, and
properly located in order to accommodate
the increased density resulting from potential
new multi-family development.

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Goa l 5: A ffo rd a b i l i t y

Continue to develop broad, targeted strategies to
protect affordable neighborhoods within the Township, while seeking to create additional affordable
units where appropriate.
1. Stabilize low and moderate income neighborhoods to prevent deterioration of housing
and facilities.
2. Encourage sites for elderly and low- and
moderate-income housing through redevelopment or adaptive reuse, preferably near
shopping and public transportation (Figure
5.4).
3. Increase the supply of affordable rental housing units for the elderly and other low-income households.
4. Encourage support of county and federal
housing programs to aid the elderly and lowand moderate-income families.
5. Explore ways to offset the likely decrease in
outside funding by implementing new tools
such as an Affordable Housing Trust Fund or
establishing inclusionary housing provisions
with a fee-in-lieu option.
6. Explore forming an affordable housing taskforce or committee for the dual purpose of
contributing to the implementation phase of
the housing element and educating the public on the benefits of providing affordable
housing.
7. Identify affordable local housing advocates,
non-profit organizations, and potential partners to provide additional affordable housing
units and to sustain the existing affordable
housing stock within the Township.
8. Preserve and improve the condition of homes
occupied by low-income homeowners.
9. Increase homeownership opportunities for
low-income households in Lower Merion.
10. Review affordable housing policies throughout the region. Continue working with
neighboring governments to provide regional
solutions to affordable housing.

INPUT

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

11. Review the land development process and evaluate
opportunities to expedite the process in order to reduce local costs associated with affordable housing
construction.
12. Explore the impact of allowing affordable accessory
dwelling units on residential properties and evaluate
the potential for increased use of accessory apartments.
F IGU RE 5.4 W HAT COM M U NITY
AM E NITIE S DO OLDE R ADU LTS
WANT CLOS E R TO HOM E ?

Bus Stop 50%
Grocery Store 47%
Park 42%
Pharmacy/Drug Store 42%
Hospital 29%
Church/Religious 29%
Train/Subway 23%
Entertainment 18%
Entertainment 16%
Mall (shopping) 13%
0

10

20

30

40

361

50

Source: What is Livable? Community Preferences of Older Adults. AARP
Public Policy Institute, April 2014

362

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

Affordability

Goa l 6: S p e c i a l N e e d s Po p u l a t i o n s

Develop coordinated strategies to promote active living and aging in place for the Township’s aging population, while also continuing to develop strategies for all
special needs populations throughout the Township.
1. Remove and prevent architectural barriers to the
handicapped in existing and new developments.
2. Improve accessibility for elderly and physically
disabled.
3. Explore the impact of the fact that the Township’s
elderly population is projected to grow and the
potential demand for additional age-restricted
housing.
4. Preserve the supply of rental units for the elderly
and other low-income households.
5. Improve the safety of housing units in Lower
Merion Township for low- and moderate-income
families, particularly with regards to lead-based
paint.
6. Identify various levels of regional government
and agencies involved in the provision of affordable housing.
7. Review zoning provisions relating to institutional
expansions and residence halls to ensure that a
logical expansion of local colleges and universities is appropriately addressed and explore student housing alternatives.
8. Explore issues associated with student housing in
the Township and the relationship between student housing and affordable housing.
9. Support and expand affordable social, housing,
transportation, and health services.
10. Continue outreach for homeless persons and
families in Lower Merion and persons threatened
with homelessness.
11. Prevent premature institutionalization of elderly
homeowners and renters.

INPUT

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

NEI G H B ORHOOD
PRESERVATION
The analysis of the residential
chapter of the Land Use Element indicates that new residential development will most likely occur in established single-family neighborhoods.
As a result, the form and scale of
infill development and new residential construction will be increasingly
important to ensure that new development fits within the context of the
existing built environment.
This Element identifies strategies
to maintain the residential character
of the community that makes Lower Merion unique. The Preservation,
Infill, and Redevelopment Map highlights neighborhoods where the form
and scale should be preserved. These
areas have a special character, or
“sense of place”.9 The 1990 Comprehensive Historic Sites Mapping Project
served as the basis for the preservation
areas on the map, which were then
expanded to include neighborhoods
with a consistent form and scale. This
section explores planning tools that
may be implemented to achieve the
goal of preserving the character, form,
and scale of Lower Merion’s neighborhoods.
H I S TO RI C D IS T R IC T S

Historic districts have worked
effectively to preserve the character
of designated neighborhoods in the
Township. The Historical Architectural Review Board (HARB) reviews
building and demolition permit applications affecting the exteriors of
buildings located within the designated local historic districts and issues a recommendation to the Board
of Commissioners as to whether a
proposed action is appropriate to the
character of the subject building and
historic district. The Commissioners
make the final determination as to
whether or not a project may be approved and what, if any conditions
9 Refer to Preservation, Infill, and Redevelopment Map,
Land Use Element, page 174

are attached. Additional historic districts should be identified and added
to the Historic Resource Inventory
(HRI) to advance the preservation
of the existing community character.
The Township should continue to
work with the Lower Merion Conservancy to identify and establish historic districts, where appropriate. The
historic preservation chapter of the
Land Use Element includes a thorough overview of the use of historic
districts in the Township.
Historic districts are a valuable
tool, but they fall short of maintaining the form and scale of the existing
area in instances where the underlying zoning is incongruent with the
existing pattern of development. Despite designation as a historic district,
zoning that is inconsistent with the
built environment may enable infill
development to occur that is out of
scale with the historic neighborhood.
The recent townhouse development
on Buck Lane in the Haverford Station Historic District provided a valuable lesson to the community in this
regard. Through careful negotiation,
the Township worked with the developer to include important architectural detailing along Buck Lane, but

363

the placement of the buildings along
Old Lancaster Road highlights how
inconsistencies between the zoning
code and the existing pattern of development in historic districts can
impact the rhythm of the street in
these historically significant neighborhoods. Future zoning amendments should take the existing built
environment into consideration to
ensure that provisions protect the
existing land use pattern. Building
setbacks and height requirements
should be established that are consistent with the existing structures,
particularly in historic districts, so
that new development is harmonious
with the existing neighborhood.
TRADITIONAL
NE IGHB ORHOOD
DE VE LOPM E NT ( TND)

Article VIIA, Traditional Neighborhood Development (TND), of the
Pennsylvania Municipalities Planning
Code (MPC) enables municipalities
to utilize specific provisions to ensure
that new residential and mixed-use
construction is context sensitive to
the established and desired neighborhood pattern. TND ordinances are
commonly referred to as form based

364

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Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

codes. This relatively new approach
to zoning differs from traditional
Euclidean zoning, in that it places
an emphasis on the relationship of
buildings to one another and focuses
less on the separation of uses. TNDs
also stress the appearance of the pubH5 TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND) MAP

INPUT

Affordability

Special Needs
Population

lic realm and the streetscape created
by the built environment. This is
an important planning tool to consider for residential neighborhoods
with characteristics the community
desires to maintain; especially for
neighborhoods that may not qualify

Relationship to Other
Planning Documents

Conclusions

for designation as a historic district.
TND districts should be established,
where appropriate, to ensure new,
infill residential development complements the existing built environment.

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

C O NVERS IO N O F
I NS TI TU TIO N A L
BU I L DI NG S IN
ES TA B L I S H E D
NEI G H B O R HO O D S

Numerous institutions occupy
iconic structures embedded in the
heart of neighborhoods throughout
the Township. The potential number
of new residential dwelling units that
could be constructed on lands currently occupied by institutional uses
exceeds 2,300.10 The institutional chapter of the Land Use Element
proposes a two-pronged approach
with regards to institutions. One set
of recommendations was developed
for institutional properties larger than
five-acres and a separate set of recommendations were developed for
institutional uses less than five-acres
in size. Future residential conversion
and subdivision is discouraged on
institutional properties greater than
five-acres in size due to the potential
externalities. Institutional properties
under five-acres are encouraged to be
preserved; and if the property is converted to residential use, incentives
are in place to preserve the existing
historic resource.
In 2013, the Township enacted
an amendment to the zoning code
to allow the adaptive reuse of clubs,
lodges, and religious institutions with
historic designation to multi-family
residential uses. The application of
the new provisions should be carefully monitored to ensure that the
10 View the build-out scenario in the Residential Chapter
of the Land Use Element.

INPUT

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

365

Conclusions

institutional conversions effectively ADDRE S S ING DE M OLITI ON
preserve the community fabric, as in- B Y NE GLE CT
“Demolition by neglect” is the
tended.
term used to describe a situation in
which a property owner intentionalM O D E RNIZ ATION OF
ly allows a structure to suffer severe
AG IN G HOU S ING S TOCK
deterioration, potentially beyond the
Existing residences will inevitably
point of repair. Property owners may
be updated and changed over time to
have a lack of resources to properly
meet society’s general needs. Lower
maintain a property or developers
Merion’s aging housing stock requires
may use this kind of long-term nea great degree of care and mainteglect to circumvent historic preservanance. The zoning code should be
tion regulations. Either way, the poor
evaluated to reflect the continued
aesthetics of the property can have
need to modernize older housing and
a detrimental impact on the entire
to permit the logical expansion of exneighborhood.
isting residences.
The Township employs a variety
The 2010 Issues Report noted that
of strategies to combat demolition by
many dimensional variance requests
neglect. The Township’s Residential
to the Zoning Hearing Board involved
Rehabilitation Program helps income
the construction of an addition inqualified residents overcome financial
line with an existing, nonconforming
obstacles to maintain their properties
building. A dimensional variance is
and the Township Code includes a
a deviation from the zoning district’s
series of separate property maintedimensional standards, such as the
nance requirements and enforcement
yard setbacks. Thirty-one percent
measures to address property neglect.
(31%) of the dimensional variance
Additional measures should be conrequests between 2003 and 2008 insidered to encourage proper care and
volved residential properties in the
maintenance of the Township’s housR1 and R3 zoning districts. The need
ing stock.
for the logical expansion of nonconforming residences in the Township is
a major issue. The use of TND zoning
in older neighborhoods may help to
alleviate nonconforming conditions,
because the zoning standards would
be developed based on the existing
form of the neighborhood and many
properties were developed prior to
the enactment of the zoning code.

366

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

S U MMA RY O F N E IG HBO R HO O D P R E S E RVATION RE COM M E NDATIONS

H1
Issue

Subdivisions/teardowns and inappropriate infill redevelopment in established residential
neighborhoods.

Recommendation

Maintain the high quality, physical character of residential neighborhoods.

S t r a t eg ies

a. Revise residential zoning district boundaries to discourage subdivision where the underlying zoning is not
reflective of the existing neighborhood pattern and density.
b. Revise the Zoning Code to create Traditional Neighborhood Development (TND) districts to address the residential
form and scale or revise the standards of the underlying zoning district, where appropriate (Map H5).
c. Assist with establishment of new historic districts where desired by the community.
d. Identify neighborhoods where the underlying zoning is not reflective of the existing pattern and revise residential
zoning district bulk standards, where appropriate, to ensure that infill development is consistent with desired
community character.
H2
Issue

Potential demolition of underutilized or vacant institutional buildings in established residential neighborhoods.

Recommendation

Monitor and refine efforts to convert vacant institutional buildings to residential units as an
alternative to demolition.

S t r a t eg ies

a. Direct the Building & Planning Department to prepare a report evaluating the effectiveness of the conversion
ordinance (Ord. Nos. 3993 and 4001) when one of the following thresholds is met:
1. Five (5) years after the date of adoption;
2. Five (5) applications for conversion have been received by the Building & Planning Department; or
3. Twenty (20) or more new residential units have been created under the conversion ordinance.
b. The Township should promote the use of the conversion ordinance through local affordable housing non-profit
agencies.

INPUT

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

H3
Issue

Need to modernize aging housing stock.

Recommendation

Promote logical modernization and expansion of existing residences.

S t r a t eg ies

a. Evaluate Residence Districts to identify the constraints associated with modernizing older homes, particularly the
R3 District given that the highest number of dimensional variance requests was sought in this district between
2003 and 2008. It should be noted that this issue may be resolved through the implementation of a TND district.
b. Identify how residents modernize properties, including physical additions for modern living space, stormwater
management, increased parking, and physical accessibility. Review the zoning code to ensure that logical
modernizations of housing stock can be reasonably accommodated. (The historic preservation chapter recommends
updating the incentives available through the Historic Resource Overlay District).
c. Explore means to permit modest expansions of older homes by implementing small-scale, best management
practices, which could offset the need for large stormwater improvements that may result in significant expense
or loss of large trees.
H4
Issue

Quality of life/property value impacts resulting from neglect and lack of investment in
older homes and properties.

Recommendation

Maintain and enhance enforcement measures addressing demolition by neglect and other
property maintenance issues that impact surrounding property values and/or compromise
the character of the Township.

S t r a t eg ies

a. Evaluate legal remedies to expedite the time period to obtain a court decision ordering the correction of property
maintenance and other code violations that affect the health, safety and quality of life of nearby residents affected
by the violations.
b. Evaluate the staffing levels required to enforce the Code requirements and identify potential coordination between
the Building & Planning Department, Fire Department, and Solicitor’s office to address properties with ongoing
outstanding code violations.

INPUT

367

368

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

TRA NSI TION AREAS
Transition areas are comprised of
properties in locations where residential and commercial uses converge.
They generally include properties
zoned for higher density development, including the Residence - R6,
R6A and R7 zoning districts. Transition areas provide a gradual shift in
terms of use and form as building
heights and dimensions transition
from commercial districts to single-family residential neighborhoods.
Transition areas provide space for
a range and variety of ‘middle type’
housing units between single-family
homes and larger apartment buildings. Middle type housing includes
twin homes, duplexes, townhouses,

INPUT

Affordability

Special Needs
Population

quad-plexes, and garden apartments
and can accommodate a wide range
of people and various stages of life.
Middle type housing can be new construction or conversion of existing
residential, institutional, or commercial buildings. Generally speaking,
middle housing should be designed
at densities and heights between low
density, single family neighborhoods
and higher density, commercial/
mixed use areas. A detailed list of
transition area recommendations is
included in the residential chapter of
the Land Use Element.
Transition areas also include a
handful of areas that formerly served
as neighborhood corner stores located deep within residential neighbor-

Relationship to Other
Planning Documents

Conclusions

hoods. Most of these properties were
zoned commercially in 1927 and
despite a general lack of investment
and decline, the commercial uses remain, or the previously commercial
buildings have been converted to
residences. Many opportunities exist
to improve these neighborhood commercial areas, which in turn will likely improve surrounding property values. If the neighborhood commercial
uses are to remain, appropriate use,
bulk, and parking regulations must
be developed. Alternatively, if the
commercial use has been abandoned,
the underlying zoning should be reverted to a residential use to ensure
that the integrity of the community
fabric is maintained.

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

S U MMA RY O F T R A N S IT IO N A R E A RE COM M E NDATIONS

H5
Issue

Small, neighborhood scaled commercial areas in denser, residential neighborhoods.

Recommendation

Evaluate existing neighborhood-scaled commercial uses in denser, pedestrian-oriented
sections of the Township.

369

S t r a t eg ies

a. Develop appropriate use, bulk, and parking regulations for neighborhood commercial uses.
b. Implement the transition area recommendations in the residential chapter of the Land Use Element.
H6
Issue

Inappropriately scaled and designed development occurring in transition areas. Many
older, denser, and more affordable neighborhoods are currently zoned for higher density
development and are prime candidates for conversion to multi-family development.

Recommendation

Promote appropriately scaled and designed transition areas between established residential
neighborhoods and higher density commercial/mixed-use districts. Recommend strategies for
mitigating impacts of density through design.

S t r a t eg ies

a. Utilize TND in areas identified in the 1990 Comprehensive Historic Sites Mapping Project and recommended in
the residential chapter of the Land Use Element.
b. Refine the provisions in high density, residential zoning districts (R6, R6A, R7) to permit multi-family conversions
of existing, large, old single family homes.
c. Refine provisions in high density residential zoning districts (R6, R6A, R7) to discourage speculative land assembly
and demolition of inappropriately scaled/designed redevelopment.
d. Consider TND zoning, or the addition of design standards to mixed-use districts (i.e., Commercial C1- and C2)
and to high density residential zoning districts (R6, R6A, R7) to promote compatibility of new development within
established neighborhoods.
H7
Issue

Community desire to consolidate new higher density, multi-family development in appropriate locations to preserve existing low density neighborhoods, accommodate additional
population, and facilitate commercial area revitalization.

Recommendation

Encourage multi-family housing on existing multi-family zoned tracts along the major
transportation routes and near shopping and commercial areas.

S t r a t eg ies

a. Evaluate and refine high density residential (R6, R6A,R7) zoning district provisions, to ensure that multi-family
housing is appropriately located, scaled, and well designed.
b. Refine standards for multi-family development to encourage community improvements, such as the preservation
of historic resources and open spaces.

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Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

AFFORDABIL IT Y
In many communities across the
country, the issue of housing affordability has evolved into a complex
set of challenges; Lower Merion is
no exception. The term “affordable
housing” is no longer just a euphemism for low-income, subsidized
projects. Many policemen, firemen,
shop owners, and private sector employees can no longer afford to live in
the communities where they work as
the housing prices and rents of traditionally affordable neighborhoods
have trended upwards. Many people
only discover a lack of available affordable housing in their community
when their children cannot afford to
live in the same community in which
they were raised.
According to the 2010 US Census, Lower Merion has the 12th highest median household income in the
country, of municipalities with a population of 50,000 or more. The Township’s median income is extraordinarily higher than state and national
averages. Households at or below the
poverty level equal 6 percent Township wide, significantly lower than
state and national percentages (12.5%
and 14.3% respectively).11
Despite the high median income
levels, many Lower Merion families
are cost burdened by their homes.
The U.S. Department of Housing and
Urban Development considers families who pay more than 30 percent
of their income for housing to be cost
burdened, which means that they
may have difficulty affording necessities such as food, clothing, transpor11 The Census Bureau uses a set of money income
thresholds, which vary by family size and composition,
to determine who is in poverty. If a family’s total
income is less than the family’s threshold, then that
family, and every individual in it, is considered in
poverty. The official poverty thresholds do not vary
geographically, but they are updated for inflation using
the Consumer Price Index (CPI-U). The official poverty
definition uses money income before taxes and does
not include capital gains or noncash benefits (such as
public housing, Medicaid, and food stamps).

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

TA B LE 5.5: M ONTHLY OW NE R COS TS AS A PE RCE NTAGE
OF HOU S E HOLD INCOM E 2010 LOW E R M E RION
Owner Costs as
Percentage of Income

Percent

Less than 20.0%

45.0%

20% - 24.9%%

12.9%

25.0% - 29.9%

11.8%

30% - 34.9%

7.9%

35.0% or more

22.4%

Source: ACS, 3-year, 2008-2010

TAB LE 5.6: GROS S RE NT AS A PE RCE NTAGE OF
HOU S E HOLD INCOM E 2010 LOW E R M E RION
Rent as Percentage of Income

Percent

Less than 15.0%

17.5%

15.0% -19.9%

14.1%

20% - 24.9%

16.7%

25.0% - 29.9%

7.0%

30.0% - 34.9%

6.6%

35% or more

38.0%

Source: ACS, 3-year, 2008-2010

tation, and medical care.12 Approximately 30% of homeowners and 45%
of renters in Lower Merion reported
housing costs exceeding 30% of their
income in 2010.
Affordable housing is a regional
issue with local implications. Lower Merion is unique in that while it
is an affluent, residential suburb, the
community was historically developed with a wide range of housing
options in nearly every village. For
example, Gladwyne is comprised of
some of the most grandiose estates in
the nation, but quaint twin homes,
formerly housing for mill workers,
are speckled throughout the community and still provide housing options
for the working class. A key benefit
of providing for workforce housing
throughout the Township is that it
12 A widely accepted definition of affordable housing is
provided by the U.S. Department of Housing and Urban
Development on its website at: http://www.hud.gov/
offices/cpd/affordablehousing/.

enhances the quality of life for the
entire community. The provision of
equitable workforce housing provides
those who work in the Township the
opportunity to live in the community thereby reducing transportation
costs and traffic congestion. However, housing costs are the result of free
market forces beyond the control of
the local government, and the residential housing in Lower Merion is
in strong demand. The primary goal
of this plan and challenge in the future will involve the preservation of
the existing affordable housing stock
to ensure that a wide range of housing choices continue to be available to
all Township residents. Planning for
the continued provision of sustainable affordable housing will advance
the Livability Principles established
by the Department of Housing and
Urban Development to improve the
quality of life for all residents.

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
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Introduction

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Preservation

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Six Livability Principles13
The Partnership for Sustainable Communities established the following six livability principles:
1. Provide more transportation choices. Develop safe, reliable, and economical transportation choices to
decrease household transportation costs, reduce our nation’s dependence on foreign oil, improve air quality,
reduce greenhouse gas emissions, and promote public health.
2. Promote equitable, affordable housing. Expand location- and energy-efficient housing choices for people
of all ages, incomes, races, and ethnicities to increase mobility and lower the combined cost of housing and
transportation.
3. Enhance economic competitiveness. Improve economic competitiveness through reliable and timely access to
employment centers, educational opportunities, services, and other basic needs by workers as well as expanded
business access to markets.
4. Support existing communities. Target federal funding toward existing communities—through such strategies as
transit-oriented, mixed-use development, and land recycling—to increase community revitalization, improve the
efficiency of public works investments, and safeguard rural landscapes.
5. Coordinate policies and leverage investment. Align federal policies and funding to remove barriers to
collaboration, leverage funding, and increase the accountability and effectiveness of all levels of government to
plan for future growth, including making smart energy choices such as locally generated renewable energy.
6. Value communities and neighborhoods. Enhance the unique characteristics of all communities by investing in
healthy, safe, and walkable neighborhoods—rural, urban, or suburban.
13 US Department of Housing and Urban Development

INPUT

371

Conclusions

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COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

I NC O ME A N D P OV E RT Y

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

has seen modest variations since 1990.
In 2010, approximately 17.81 percent
of households in the community were
low-to moderate-income (Table 5.8).
Lower Merion Township receives federal housing and community development block grant funds (CDBG) from
the U.S. Department of Housing and
Urban Development (HUD) to provide
low- and moderate-income households
with a suitable living environment, decent housing, and expanded economic
opportunities.

In 2010, the median household
income in Lower Merion Township
ranged from a low of $53,346 in East
Ardmore to a high of $250,000 in East
Bryn Mawr. Between 1990 and 2010
the percentage of the Township’s population in poverty increased slightly
from 3.9 percent to six percent, but
remained well below Pennsylvania’s
percentage of 12.5 percent (Table 5.7).
The percentage of low-and moderate-income households in the Township

TA B L E 5 . 7 : L OWE R M E R IO N TOWNS HIP M E DIAN HOU S E HOLD INCOM E & POVE RTY
1990
Median
Household
Income

% Below
Poverty
Level

2043 (Bala)

$61,722

2044 (Cynwyd)

$71,694

2045 (Merion)

2010

Median
Household
Income

% Below
Poverty
Level

Median
Household
Income

% Below
Poverty
Level

2.90%

$56,250

3.80%

$105,903

3.60%

$57,703

5.61%

3.20%

$113,804

3.12%

$79,585

4.00%

$94,567

2.70%

$124,960

0.00%

2046 (South Penn Valley)

$85,806

2047.01 (North Penn Valley)

$77,675

3.60%

$137,761

3.60%

$192,018

2.70%

2.50%

$76,514

2.80%

$103,555

6.21%

2047.02 (Belmont Hills)

$55,704

2048 (Gladwyne)

$125,263

1.60%

$77,360

1.80%

$120,142

2.24%

1.70%

$177,098

3.20%

$182,702

1.10%

2049 (Rosemont)

$98,072

2.50%

$158,634

3.20%

$176,845

0.92%

2050 (West Bryn Mawr)

$41,574

5.20%

$56,250

1.97%

$176,944

0.00%

2051 (East Bryn Mawr)

$37,533

1.61%

$52,174

1.54%

$250,000

7.64%

2052 (Haverford)

$92,230

2.10%

$100,093

5.50%

$119,444

0.00%

2053 (West Ardmore)

$29,716

1.19%

$47,813

10.60%

$95,882

0.00%

2054 (North Ardmore)

$50,587

3.60%

$85,915

3.60%

$110,455

2.92%

2055.01 (East Ardmore)

$33,621

7.90%

$50,337

4.10%

$53,346

0.00%

2055.02 (Wynnewood)

$60,936

1.60%

$100,334

3.80%

$158,000

0.00%

2055.03 (Penn Wynne)

$54,893

4.60%

$75,174

3.00%

$92,857

0.60%

Lower Merion Township

$63,197

3.90%

$86,373

4.50%

$151,870

6.00%

Montgomery County

$43,720

3.60%

$60,829

4.40%

$93,299

3.88%

Census Tract

US Census Bureau, American Community Survey 2008-2010

INPUT

2000

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Special Needs
Population

Affordability

Relationship to Other
Planning Documents

Conclusions

Low-and Moderate Income Defined14
The U.S. Department of Housing and Urban Development (HUD) defines Low- and Moderate-Income as follows:
A family or household with an annual income less than the Section 8 Low Income Limit, generally 80 percent of
the area median income, as established by HUD.


Low-Income Household/Family: A household/family having an income equal to or less than the Section 8
Very Low Income limit (50% of the area median income) as established by HUD.



Moderate-Income Household/Family: A household/family having an income equal to or less than the Section
8 Low Income limit (80% of area median income) established by HUD, but greater than the Section 8 Very
Low Income limit (50% of area median income) established by HUD.

14 https://www.hudexchange.info/resources/documents/Basically-CDBG-Chapter-1-Overview.pdf

TA BL E 5 . 8 : L OW- AND M ODE RATE -INCOM E HOU S E HOLDS
1990

2000

2010

Low/Mod
Population

% Low/Mod
Population

Low/Mod
Population

% Low/Mod
Population

Low/Mod
Population

% Low/Mod
Population

2043 (Bala)

289

12.20%

792

33.30%

796

33.45%

2044 (Cynwyd)

445

13.50%

434

13.40%

434

13.42%

2045 (Merion)

494

10.90%

562

12.50%

568

12.63%

2046 (South Penn Valley)

339

7.60%

574

12.50%

575

12.48%

2047.01 (North Penn Valley)

192

8.90%

301

13.40%

302

13.47%

2047.02 (Belmont Hills)

701

19.80%

768

22.80%

768

22.82%

2048 (Gladwyne)

236

4.60%

491

9.60%

492

9.66%

2049 (Rosemont)

413

9.40%

328

7.20%

328

7.19%

2050 (West Bryn Mawr)

429

26.60%

594

32.60%

596

32.75%

2051 (East Bryn Mawr)

662

37.90%

615

36.70%

615

36.74%

2052 (Haverford)

233

8.60%

386

13.50%

386

13.48%

2053 (West Ardmore)

758

41.60%

690

40.90%

693

41.10%

2054 (North Ardmore)

795

13.60%

1,050

17.80%

1,055

17.86%

2055.01 (East Ardmore)

1,212

34.30%

1,248

33.70%

1,252

33.78%

2055.02 (Wynnewood)

690

12.00%

526

16.20%

526

16.18%

2055.03 (Penn Wynne)

327

14.70%

910

20.60%

914

20.69%

Lower Merion Township

8,215

14.90%

10,269

18.60%

10,300

17.81%

Census Tract

US Department of Housing & Urban Development, Low and Moderate Income Summary Data

INPUT

373

P RO GRA MS A N D P O L IC IE S
TO A DDRES S A F F O R DA BL E
H O U S I NG N E E D S

C o m munity Development
Bl o c k Gr ant Prog r am
O ve r v iew

The Township utilizes a wide
range of tools to leverage funding and
capitalize on opportunities to provide
its fair share of affordable housing,
such as zoning provisions incentivizing the inclusion of affordable
housing in new developments, and
the use of community development
block grant funds to rehabilitate the
existing affordable housing stock. In
recent years developers have begun
to purchase homes in traditionally
affordable neighborhoods, assemble
the properties, raze the homes, and
construct new, luxury apartments
or townhouses in their place. While
improvements to the existing neighborhood are welcome, such developments put the Township at risk
of losing its unique socio-economic
diversity. It is difficult to preserve
affordable housing when there is an
increasing demand for housing and
an upward push in fair market housing prices. Historical trends indicate
that homes and rental units in Montgomery County continue to outpace
inflation and income increases in the
lower quartiles of household income
resulting in a continued gap of affordable housing.15 The following section
describes existing programs and policies in place and identifies strategies
to expand the Township’s affordable
housing efforts.

The Township receives federal
housing and Community Development Block Grant Funds (CDBG)
from the U.S. Department of Housing
and Urban Development (HUD) to
provide low- and moderate-income
households with a suitable living environment, decent housing, and expanded economic opportunities as an
entitlement community. Eligibility for
participation as an entitlement community is based on population data
provided by the U.S. Census Bureau
and metropolitan area delineations
published by the Office of Management and Budget. HUD determines

15 Township of Lower Merion CDBG/HOME 2015-2019
Consolidated Plan and Annual Action Plan. page 7

INPUT

Special Needs
Population

Affordability

Relationship to Other
Planning Documents

Conclusions

the amount of each entitlement
grantee’s annual funding allocation
by a statutory dual formula which
uses several objective measures of
community needs, including the extent of poverty, population, housing
overcrowding, age of housing, and
population growth lag in relationship to other metropolitan areas.16
Since 1989, the annual allocation has
ranged from $884,000 to $1.46M
(Figure 5.9).
16 CDBG Entitlement Program Eligibility Requirements.
US Department of Housing and Urban Development.
https://www.hudexchange.info/cdbg-entitlement/
cdbg-entitlement-program-eligibility-requirements
05/2014

F IGU RE 5.9 CDB G ALLOCATION 1989-2014

1,500,000

1,200,000

2013

2011

2009

1999

1997

1995

1993

600,000

1991

900,000

2007

Transition Areas

2005

Neighborhood
Preservation

2003

Background/
Introduction

PLAN DRAFT

2001

COMPREHENSIVE

1989

374

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Affordability

C on solid a t e d P l a n

Community Development Needs
1. Undertake street reconstruction in eligible lowand moderate-income areas to provide safe and
efficient transportation and enhance the streetscape through improved curbs, sidewalks, handicapped accessibility, and tree planting activities.
2. Reconstruct other public infrastructure in eligible low- and moderate-income areas, including
sewer, water, and storm drainage improvements.
3. Rehabilitate Township parks and playgrounds in
eligible low- and moderate-income service areas.
4. Provide recreational opportunities for low-income youth through Township programs.
5. Rehabilitate other public facilities that serve eligible low- and moderate-income service areas or
clientele (e.g., Ardmore Branch of the Lower Mer-

Relationship to Other
Planning Documents

Conclusions

F IGU RE 5.10 AGE OF HOU S ING S TOC K 2 0 1 0

The Township routinely prepares a Five-Year Consolidated Plan and an Annual Action Plan in compliance with
HUD’s requirements in order to continue to receive CDBG
funding. The Consolidated Plan describes how the Township intends to use federal and non-federal funds to meet
community needs. Eligible activities include community facilities and improvements, roads and infrastructure,
housing rehabilitation and preservation, development
activities, public services, economic development, planning, and administration. The 2015-2019 Consolidated
Plan indicates that the Township will use CDBG funding
during this period for the following activities to address
its various housing and community development needs:
Housing Needs
1. Preservation of housing – Provide assistance to
low- and moderate-income homeowners to rehabilitate their homes to meet Code, and where
necessary, accessibility and energy efficiency standards.
2. Expand homeownership opportunities – Develop new homeownership opportunities through
acquisition, rehabilitation, and resale of housing
through non-profit organizations; assist organizations that provide homeownership counseling
services.
3. Support affordable rental housing – Assist affordable rental housing developments with rehabilitation assistance.
4. Support the actions of affordable housing developers (non-profit and for-profit) seeking funds
to develop housing to address the needs of persons with disabilities, the elderly, or other special
needs; assist organizations that assist the disabled
and special needs population secure and retain
affordable housing.

Special Needs
Population

375

11%

1939-earlier
1940-49
1950-59
1960-69
1970-79

19%

1980-89
1990-99
2000-09

14%
10%
7%
2%
3%
34%

Source: ACS 2010 3-year (2008-2010)

6.
7.

8.
9.

ion Library system, Ardmore Avenue Community
Center, PALM Senior Center).
Provide medication supervision and psychiatric
services for persons with mental health problems.
Provide senior and special needs health, nutrition, and social services through Lower Merion
and Narberth senior centers and non-profit organizations.
Provide a variety of counseling, outreach, and advocacy programs to victims of domestic violence.
Support economic development through a loan
program that includes a job creation component.

Addressing affordable housing needs
Approximately 17.81% of the Township’s households
are at 80% or less of the area median income (AMI), suggesting that the Township has a moderate and manageable need for affordable housing. The age of the existing
housing stock is an impediment to affordable housing in
the community as the continued maintenance of older
homes and rental units makes housing more expensive
on an ongoing basis as compared to new homes.17 Over
63% of the housing stock was built prior to 1960 (Figure
5.10). As the housing stock continues to age, unit rehab
and replacement will continue to be in demand and the
Township will continue its efforts to preserve the existing
affordable housing stock in the community.
17 Lower Merion Township Analysis of Impediments to Fair Housing Choice. 2012

376

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

Special Needs
Population

Affordability

Resi d en t i a l R e h a b i l i t a t i o n P rog ra m

Roughly half of the annual CDBG allocation is put towards the Township’s Residential Rehabilitation Program.
The main objective of the Residential Rehabilitation Program is to provide financial and technical assistance to
eligible homeowners for the purpose of rehabilitating
and improving residential, owner-occupied properties
throughout the Township. According to the 2012 Residential Rehabilitation Booklet the program provides:
• A direct grant for lead abatement.
• A declining balance deferred payment loan up to
$25,000, excluding lead abatement, secured by a
municipal lien. This loan declines daily at a rate
of 20% yearly and is reduced to a zero balance by
the end of the five year term, at which point the
lien is released.
• A deferred payment loan in the amount exceeding $25,000, excluding lead abatement, will be
permanent and secured by a municipal lien.
This program is available to qualified low- and moderate-income persons and families who own and occupy their properties. The funds provided will be used to
improve and upgrade substandard dwelling units for the
purpose of providing an acceptable or standard living
unit, to increase accessibility for the disabled, and to meet
lead-based paint compliance standards. The goal of the
program is to preserve affordable housing stock for the
benefit of residents and communities within the Township. Over the past 14 years, 176 properties have been
improved throughout the community (Table 5.11). The
average cost of improvements to each home was roughly
$26,800. As of May 2015, over $1 million in permanent
liens have been secured, which may be used to advance
affordable housing initiatives in the future when the
properties change hands.18
18 Lower Merion Township, Building & Planning Dept., Community Development
Division, 05/2015

INPUT

Relationship to Other
Planning Documents

Conclusions

TAB LE 5.11: RE S IDE NTIAL
RE HAB ILITATION PROGRAM
Year

Funding Spent

No. of Homes

2001-02

$394,429.00

16

2002-03

$401,395.96

17

2003-04

$418,716.61

24

2004-05

$202,764.26

13

2005-06

$435,715.53

16

2006-07

$305,395.38

10

2007-08

$391,231.67

12

2008-09

$275,681.90

11

2009-10

$376,262.93

9

2010-11

$237,905.50

6

2011-12

$432,214.85

9

2012-13

$289,626.30

10

2013-14

$282,738.00

11

2014-15

$296,675

12

Total

$4,713,752.89

176

Annual Average

$336,696.64

12.57

Residential Rehabilitation Program Success
Story
Between 2001 and 2014, over 175 owner-occupied
residential homes have been successfully rehabilitated
through the Township’s Residential Rehabilitation
Program enabling many families to remain in the
community. The recently completed project on Morris
Lane in Bryn Mawr involved the installation of a
sorely needed heating system, hot water heater, new
windows, installation of insulation and vinyl siding,
new gutters and spouts, electrical work, a foundation
perimeter drain with sump pit, plumbing, drywall, and
painting. The high efficiency heating system that was
installed will help the property owner with future
heating costs.

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

BRYN MAWR (TWIN HOME) TOTAL REHABILITATION COST $56,636

H om e P u rch a s e P rogra m

Affordable housing for owner-occupied households is also currently
being addressed by the Lower Merion
Home Purchase program, which has
partnered with Lower Merion Affordable Housing Corporation and Genesis Housing in Norristown to secure
affordable housing in the area. To date
they have purchased, rehabilitated,
and resold six (6) properties to lowand moderate-income families in
Bryn Mawr and Ardmore areas. These
areas of the Township are most attractive due to the convenience of employment, transportation, shopping,
apartments, senior housing, and other local amenities. Genesis Housing is
the third party that procures the buyers in a “non discriminatory manner”
and assists the low-income buyers
with homeownership counseling and
the mortgage process.19
19 Lower Merion Township Analysis of Impediments

to Fair Housing Choice. 2012

Sources of funding for these activities include CDBG, Montgomery
County Housing Trust Funds, Pennsylvania HOME funds, the Pennsylvania Housing & Finance Agency
(PHFA), the Federal Home Loan Bank
(FHLB), and other private sources
and subsidies.
Ho u s ing Choice Voucher
P rog ram

The U.S. Department of Housing and Urban Development offers a
housing choice voucher program to
assist very low-income families, the
elderly, and the disabled to afford
decent, safe, and sanitary housing in
the private market. Housing choice
vouchers are not assigned to municipalities; they are assigned to public
housing agencies. The Montgomery
County Housing Authority administers the voucher system for all of
Montgomery County. Lower Merion
Township is currently home to 88
housing voucher participants.20
20 Lower Merion Township CDBG/HOME 2015-2019

Consolidated Plan and Annual Action Plan. 2015.
Page 3

INPUT

The participants are able to find
their own housing, including single-family homes, townhouses, and
apartments. A family that is issued
a housing voucher is responsible for
finding a suitable housing unit of
the family’s choice where the owner
agrees to rent under the program. A
housing subsidy is paid to the landlord directly by the Montgomery
County Housing Authority on behalf
of the participating family. The family then pays the difference between
the actual rent charged by the landlord and the amount subsidized by
the program. Under certain circumstances, if authorized by the public
housing authority, a family may use
its voucher to purchase a modest
home.21
21 U.S. Department of Housing and Urban Devel-

opment. Housing Choice Vouchers Fact Sheet.
Web. http://portal.hud.gov/hudportal/HUD?src=/
program_offices/public_indian_housing/programs/
hcv/about/fact_sheet 05/2015

377

378

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

I n c l u sion a r y A f fo rd a bl e
H ou sin g I n c e n t i ve s

Affordable housing is typically
limited in suburban communities
due to low density zoning, high land
values, and the costs associated with
development. Creative application of
zoning incentives is one tool commonly applied by affluent suburban
communities to ensure the availability of workforce housing. Lower Merion’s zoning code allows for a
variety of housing types throughout
the community from single-family, detached homes to multi-family
apartment buildings and mixed-use
buildings with residential uses over
retail or office space. The Township

Affordability

Special Needs
Population

also has a handful of incentives in
place to encourage the inclusion of
affordable housing units with new
developments near commercial uses
and public transit. Currently, municipalities do not have the authority
to mandate affordable housing units
in Pennsylvania. Until the Township
is authorized to mandate affordable
housing, the Township will continue
to look to utilize incentives to encourage the development of affordable
housing within the Township.
In recent years zoning code
amendments have been enacted as a
means to eliminate the obstacles to
affordable housing in Lower Merion
Township. In 1991, incentives were

Relationship to Other
Planning Documents

Conclusions

established in the high density residential zoning districts, and a handful of commercial zoning districts
that authorized subsidized apartment
housing at a higher density than other
permitted residential uses. Since that
time, additional affordable housing
provisions were added for moderate-income families to the Ardmore
Special Development District and
the Mixed-Use Special Transportation District. The zoning incentives
involve relaxed bulk requirements,
which allow for increased density and
improves the economic feasibility of
developments with affordable housing units (Table 5.12).

TABL E 5 . 1 2 : A F F O R DA BL E H OU S ING INCE NTIVE S B Y Z ONING DIS TRICT
 

R6A

R7, C1, C2

ASDD-2

MUST

Subsidized housing for
families with incomes
up to 80% AMI

Subsidized housing for
families with incomes
up to 80% AMI

Families with
incomes up to 80%
AMI

Households with incomes up
to 80% AMI

Building or complex
of buildings, each of
which contain two
or more single-family
dwelling units

Building or complex
of buildings, each of
which contain two
or more single-family
dwelling units

Townhouse or
apartment

Apartment

% of Units that must be
Income Qualified

50%

50%

30%

10% or 2 units, whichever is
greater.

Fee-in-Lieu

No

No

No

Yes (2% of construction costs)

Population Served

Type of Development

Difference between Apartment House Standards and Affordable Housing Standards
Additional Units/Acre

26.97

24.06

7.26

NA*

Additional Building
Height**

-15

-30

24 feet

24 feet***

Additional Building Area

35%

30%

55%

5%

Additional Impervious
Surface

30%

20%

55%

5%

Front Yard Reduction

20 feet

20 feet

30 feet

0

Side Yard Reduction

20 feet

10 feet

5-30 feet

0

Rear Yard Reduction

19 feet

9 feet

15-35 feet

0

Lot Width Reduction
Parking Reduction
Period of Time Units shall
be Occupied by LowModerate Income Families

136 feet

111 feet

100 feet

0

1 space/unit

1 space/unit

1 space/unit

0.5 space/unit

Varies. Tied to
HOME/ CDBG
funding requirements.

Varies. Tied to
HOME/ CDBG
funding requirements.

Permanent.
Recorded in Deed.

Permanent. Recorded in
Deed.

* The increase in units per acre was calculated by the minimum lot area required per unit. The MUST district does not have a minimum lot area for residential units. The density is
most limited by the height, impervious surface and parking requirements in MUST.
**The permissible building height for an apartment building is 50 feet in R6A and 65 feet in R7, C1, and C2. The maximum height of a subsidized apartment building is 35 feet.
***In order to qualify for the height incentive in the MUST district, the threshold increases to either 20% or 5 units, whichever is greater.

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

A handful of developments have
successfully applied the affordable
housing incentives, including the
twin homes along Spring Avenue in
Ardmore and the recently renovated
low- and moderate-income apartments on East Athens Avenue.
The Township has, and will continue to, explore the enactment of
an Affordable Housing Overlay Ordinance. The ordinance, which is
currently in draft form, would be applied to commercial and mixed use
areas within the Township, with the
intention to expand these provisions
to residential districts once the Township gauges the success of the ordinance. Through such an ordinance,
the Township could support the creation of new affordable units through
technical assistance and subsidies to
housing developers, both for profit
and non profit, who are producing
affordable and workforce housing
within the Township. The education
of local government leaders on the
potential impacts of this ordinance
will also be required.

Affordability

Special Needs
Population

A f fo rdable Housing Tr ust
Fund

Affordable housing trust funds are
distinct funds established to support
the preservation and production of affordable housing and increase opportunities for families and individuals
to access decent affordable homes. A
benefit of establishing a housing trust
fund is that the funding mechanism
is inherently flexible in that it can
be designed to serve the most critical housing needs in the community,
whatever those may be – from establishing long term affordable rental
housing for families, to supporting
homeownership, funding new construction, as well as rehabilitation
that can revitalize neighborhoods,
and address the needs of special populations. Currently, the MUST zoning
district incentivizes affordable housing by allowing for increased building height in exchange for funds to
be used for the purpose of providing
moderate-income housing. In the future, this provision may be utilized
in other zoning districts to advance

The project at 11-15 East Athens Avenue involved the complete renovation of the 14-unit
apartment house at 15 East Athens Avenue, which accommodates low- and moderate-income
families, and the construction of 33 market rate apartment units at 11 East Athens Avenue. The
project took advantage of the affordable housing incentives available in the ASDD-2 zoning district.

INPUT

Relationship to Other
Planning Documents

379

Conclusions

the goal of maintaining the existing
affordable housing stock. Establishing a formal affordable housing trust
fund will help to ensure that the community can continue the work of the
Residential Rehabilitation Program
and the Home Purchase Program, regardless of the federal funding levels
offered in the future. Moving forward,
the affordable housing trust fund may
be used to maintain affordable social,
housing, transportation, and health
services, continue outreach for homeless persons and families in Lower
Merion, and provide services to prevent premature institutionalization of
elderly homeowners and renters.
Accessor y Dwelling U nits

The Township is fairly restrictive
regarding accessory apartments, due
in part to concerns of densification
of existing neighborhoods. Accessory dwelling units share a lot with an
existing home and are subordinate in
size and location to the primary residence. While constructing new accessory dwelling units may lead to an
increase in density, many of the older
properties and estates in the Township include a carriage house or gate
house that was used at one point in
time by domestic help. As lifestyles
evolved, many of the caretakers’ quarters were converted to other uses. Allowing existing accessory structures
to be used as accessory dwelling units
provides an opportunity to provide
workforce housing within the context
of the existing built environment.
Currently, accessory apartments
are only permitted by conditional use
as an incentive for designated histor-

380

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

ic properties or by special exception
in residential zoning districts. The
special exception requirements limit
accessory apartments to immediate
family members and domestic help,
and also require one of the tenants to
be at least 62 years of age. Removing
the restrictive occupancy requirements could expand the use of accessory apartments, which could help to
provide residents with an additional
source of income to help maintain
their properties and increase the
available housing options for the
workforce.
S t u d en t H o u s i n g

The Township is fortunate to be
home to a number of renowned colleges and universities. One seminary
and five colleges and universities are
located entirely or partially within
the Township. The Philadelphia College of Osteopathic Medicine and Villanova University are also located immediately adjacent to the Township.
The prevalence of these large institutions contributes to the character of
the Township and bolsters the local
economy. However, they also present
a unique set of issues for the community to consider, especially with
regards to housing.
A lack of on-campus student
housing can have a detrimental impact on the existing community as
students and moderate-income families grapple to find affordable housing
with only a limited stock available. A
few of the colleges provide sufficient
on-campus student housing for its
entire student body, such as Haverford and Bryn Mawr College. How-

INPUT

Affordability

Special Needs
Population

ever, some of the larger universities,
such as Saint Joseph’s University and
Villanova University provide housing
for freshmen with tapering availability for upper classmen. The Philadelphia College of Osteopathic Medicine
does not provide any housing for its
students on-campus. When sufficient
housing is not available on-campus,
students are forced to look at housing
options in nearby neighborhoods,
which may have a detrimental effect
on existing, established neighborhoods and contribute to traffic congestion as students commute to and
from class.
It should be noted that the Township currently has fairly restrictive
student housing regulations in place
and continued enforcement is necessary to ensure that the existing affordable housing stock is available to
the Township’s workforce. Additionally, Villanova University is currently
adding a significant number of dormitories to their campus, which may
help to address some of the student
housing issues, particularly in Bryn
Mawr, where many student homes
are currently located.
The institutional chapter of the
Land Use Element recommends that
a special zoning district or overlay be
created for institutions over five-acres
in size, which may help to ensure
that student residence halls are reasonably accommodated on-campus.
Rezoning the institutions should include input from a “Town and Gown”
committee to identify solutions to
the issues of student and workforce
housing.

Relationship to Other
Planning Documents

Conclusions

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

S U MMA RY O F A F F O R DA BL E H O US I NG RE COM M E NDATIONS

H8
Issue

Need to provide additional affordable units at appropriate densities in desired locations.

Recommendation

Explore the potential for including affordable housing as part of commercial area
revitalization.

S t r a t eg ies

a. Develop appropriate incentives for affordable housing that maintains the form and scale of the existing built
environment in conjunction with mixed-use projects.
b. Continue to actively work with developers in the early planning stages to inform them of mixed-use potential.
H9
Issue

Need to preserve affordability of existing neighborhoods.

Recommendation

Stabilize low- and moderate-income neighborhoods to prevent deterioration of housing
and facilities, maintain the affordable housing stock and conserve vibrant, transit-oriented
neighborhoods consistent with the character and heritage of Lower Merion Township.

S t r a t eg ies

a. Modify zoning provisions leading to speculative land assembly and demolition of existing housing stock in order
to construct higher density housing inconsistent with the form, scale and character identified low and moderate
income neighborhoods.
b. Continue the Residential Rehabilitation Program.
c. Identify factors that make a neighborhood affordable in Lower Merion Township and evaluate the forces
that threaten the traditional form and pattern of affordable neighborhoods. Ensure that middle type housing
complements the form and scale of existing residential neighborhoods and that it provides a suitable transition
from single family neighborhoods to commercial areas.
d. Encourage “complete neighborhoods” for identified low- and moderate-income neighborhoods by completing
gaps in the bike and pedestrian infrastructure in order to promote walking and biking to transit, shopping, and
civic amenities.
e. Implement recommendations of the Open Space Plan to add appropriately scaled, community oriented open
spaces in low- and moderate-income neighborhoods.
f. Focus on the existing housing stock for the best options for homeownership opportunities.
g. Education: Continue working through the Historical Commission and the Historical Architectural Review Board
(HARB) to provide workshops to homeowners free of charge explaining how to repair and maintain older homes.
h. Outreach: Target promotional information for workshops and other programs to affordable neighborhoods.
Utilize LMTV7, the Township’s website, and other multi-media sources to convey information to homeowners
about programs available to assist residents in maintaining their homes.

INPUT

381

382

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

H10
Issue

Need to provide housing options in the Township.

Recommendation

Encourage sites for elderly and other low- and moderate-income households through
redevelopment or adaptive reuse and increase homeownership opportunities in Lower
Merion.

S t r a t eg ies

a. Focus age-restricted and affordable housing in locations near shopping and public transportation.
b. Continue the Home Purchase program.
c. Review the land development process and evaluate opportunities to expedite the process in order to reduce local
costs associated with affordable housing construction.
d. Continue to partner with non-profits, such as Lower Merion Affordable Housing, to provide housing for the
elderly and low-and moderate-income households.
H11
Issue

Decreasing federal, state, and county funds for affordable housing and community development.

Recommendation

Find alternative sources of revenue/resources to offset continuing decreases in Community
Development Block Grant (CBDG) funding to:
1. Maintain affordable social, housing, transportation, and health services.
2. Continue outreach for homeless persons and families in Lower Merion and persons
threatened with homelessness.
3. Prevent premature institutionalization of elderly homeowners and renters.

S t r a t eg ies

a. Form an affordable housing taskforce or committee to implement the recommendations of the Housing Element
with a focus on educating the public on the benefits of providing affordable housing.
b. Establishing an Affordable Housing Trust Fund and providing inclusionary housing provisions through a fee-inlieu option.
c. Staff members implementing the CDBG program may have to work towards securing alternative funding sources
while implementing the program to ensure the continuation of services provided to special needs populations and
availability of affordable housing.
d. Identify local affordable housing advocates, non-profit organizations, and potential partners to provide additional
affordable housing units and to sustain the existing affordable housing stock within the Township.
e. Maintain the Community Development position to continue coordination of CDBG funding.

INPUT

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

H12
Issue

Need to work with governmental and non-governmental agencies to address regional
scope of affordable housing issues.

Recommendation

Review affordable housing policies throughout the region. Continue working with
neighboring governments to provide regional solutions to affordable housing and services for
the special needs population.

S t r a t eg ies

a. Regularly update the inventory of regional housing policies and housing agencies listed in the Housing Element.
b. Participate in regional efforts to address housing.
c. Encourage support of county and federal housing programs to aid elderly and low- and moderate-income families
and continue to work with neighboring governments to provide regional solutions to affordable housing.
H13
Issue

Impacts of off campus student housing on residential neighborhoods and the supply of
affordable housing.

Recommendation

Explore issues associated with student housing in the Township and the relationship between
student housing and affordable housing.

S t r a t eg ies

a. Review zoning provisions relating to institutional expansions and residence halls to ensure that a logical expansion
of local colleges and universities is appropriately addressed and explore student housing alternatives.
b. Work with colleges and universities to create workforce housing in proximity to the institution.
c. Enforce existing student housing regulations so that affordable housing stock may be available for low- and
moderate-income families.
d. Educate the public, land owners, and universities of the student housing regulations.
e. Form a “Town and Gown” committee to discuss issues such as student housing and workforce housing in the
Township.

INPUT

383

384

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

H14
Issue

Opportunity to increase supply of affordable units and increase the affordability of older homes through appropriate use of existing accessory dwelling units throughout the
Township.

Recommendation

Evaluate how well the Township’s accessory dwelling unit policies work to preserve the
pattern of residential neighborhoods, while potentially providing housing opportunities for
workforce housing.

S t r a t eg ies

a. Explore the impact of allowing affordable accessory dwelling units on residential properties and evaluate the
potential for increased use of accessory apartments. (Recommendation also under Affordability)
b. Establish parameters for the accessory dwelling units, which may include requiring that the principal residence
or the ADU be owner-occupied, limiting the occupancy of the main structure, or limiting the number of persons
that can occupy the unit.
H15
Issue

There are frequently misunderstandings and stigmas regarding the issue of affordable
housing, which deters developers from taking advantage of existing incentives and fosters
community opposition to proposed affordable housing developments.

Recommendation

Integrate affordable housing to be indistinguishable from market rate units in new
developments.

S t r a t eg ies

a. Establish and enforce design standards requiring similar exterior improvements to affordable and market rate
units.

INPUT

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

SPEC I AL NEE DS
POPU LAT ION S
Careful planning is required to
provide adequate housing and community facilities for the Township’s
most vulnerable citizens. The U.S.
Department of Health and Human
Services indicates that the special
needs population is comprised of
individuals who have disabilities,
live in institutionalized settings, are
elderly, are from diverse cultures, or
have limited English proficiency or
are non-English speaking. Many disabled and/or elderly individuals rely
on Supplemental Security Income for
financial support. 22 Reliance on limited incomes can make it extremely
difficult for the special needs popula-

Affordability

Special Needs
Population

tion to find affordable and accessible
housing.
The housing needs of this population, in particular, are tied to the
availability of supportive services and
viable transportation options. Transportation is an especially important
consideration for this population,
as their options may be limited. The
ability to safely travel to employment centers, grocery stores, banks,
and retail stores is a basic necessity.
Currently, transportation services for
special needs populations are provided by public, private, and non-profit entities such as, ElderNet, SEPTA’s
Paratransit, and a number of privately
operated shuttles. Housing options
should be provided near commercial
areas and transit routes to enable all

Relationship to Other
Planning Documents

385

Conclusions

residents to gain access to employment centers, and shopping areas.
Special attention should be placed on
improving the sidewalk infrastructure
and providing ADA accessible curb
cuts in these areas to ensure that all
residents may safely walk to nearby
destinations.
A number of federal housing laws
ensure the availability of housing options for all US citizens, including the
elderly and disabled (Figure 5.13). At
the local level, these federal laws are
generally implemented through the
International Building Code requirements when building permits are processed. The zoning code is another
regulatory planning tool that is used
to provide for the housing needs of
all its citizens.

22 Lower Merion Township CDBG/HOME 2015-2019

Consolidated Plan and Annual Action Plan. 2015.
Page 31

F IG UR E 5 . 1 3 : IM P O RTA N T F E DE RAL DIS AB ILITY RIGHTS LAW S 23

1968: Architectural Barriers Act
The Architectural Barriers Act (ABA)
requires that buildings and facilities that
are designed, constructed, or altered
with Federal funds, or leased by a Federal
agency, comply with Federal standards for
physical accessibility. ABA requirements
are limited to architectural standards in
new and altered buildings and in newly
leased facilities.
1960

1988: Fair Housing Act
(previously 1968 Civil Rights Act)
The Fair Housing Act, as amended in 1988, prohibits
housing discrimination on the basis of race, color,
religion, sex, disability, familial status, and national
origin. Its coverage includes private housing, housing
that receives Federal financial assistance, and state
and local government housing. It is unlawful to
discriminate in any aspect of selling or renting
housing or to deny a dwelling to a buyer or renter
because of the disability of that individual, an
individual associated with the buyer or renter, or an
individual who intends to live in the residence. Other
covered activities include, financing, zoning practices,
new construction design, and advertising.
1980

1970

1965

1975

1990

1985

1973: Rehabilitation Act
The Rehabilitation Act prohibits
discrimination on the basis of disability in
programs conducted by Federal agencies,
in programs receiving Federal financial
assistance, in Federal employment, and
in the employment practices of Federal
contractors. Requirements common to
these regulations include reasonable
accommodation for employees with
disabilities; program accessibility; effective
communication with people who have
hearing or vision disabilities; and accessible
new construction and alterations.

2000

1995
1990: Americans with Disabilities Act
(ADA)
The ADA prohibits discrimination on the
basis of disability in employment, state, and
local government, public accommodations,
commercial facilities, transportation, and
telecommunications.
FIGURE 5.13: IMPORTANT FEDERAL DISABILITY RIGHTS LAWS 23

23 A Guide to Disability Rights Laws. U.S. Department of
Justice. July 2009.
Web < http://www.ada.gov/cguide.htm> 05/2015

386

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

Z O NI NG C O D E P ROV IS IO N S R E L AT ING TO HOU S ING AND S PE CIAL NE E DS POPU LATI ONS

The Township’s zoning code provides for a wide array of permitted uses and facilities to support the special needs
population (Table 5.14).
TA BL E 5 . 1 4 : P E R M IT T E D FACILITIE S AND U S E S TO S U PPORT
S P E C IA L N E E D S P OPU LATION IN LOW E R M E RION
Housing
Zoning
District

Continuing
Care
Facility

Alternative
Housing
for the
Elderly

Sanatorium,
Nursing
Home, or
Convalescent
Home

Services
Subsidized
Apartment
Housing
for the
Elderly

RAA

 

RA

 

R1

 

R2

 

R3

 

R4

 

R5

 

R6

 

Accessory
Apartment

Community
Residential
Program

Licensed
Community/
Adult/
Senior Center Day Care
Center

R6A
R7
C1

 

C2

 

CO

 

 

 

 

 

 

 

ASDD-1

 

 

 

 

 

 

 

ASDD-2

 

 

 

 

 

 

 

MUST

 

 

 

 

 

 

 

BMMD 2

 

 

 

 

 

 

 

BMMD 3

 

 

 

 

 

 

 

ROHO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

M

BMV - 1
BMV - 2

 
 

 

 

BMV - 3

 

 

 

 

 

BMV - 4

 

 

 

 

 

CAD RCA

 

 

 

 

 

 

 

CAD BCR

 

 

 

 

 

 

 

By-Right


Special Exception



Historic Resource Overlay District
Conditional Use



Historic Resource Overlay District
Conditional Use - Class 1 Only

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

S u m m a r y o f S p e c i a l N e e d s Ho u s i n g Prov isions

The following section summarizes the zoning code sections that currently address the housing
needs for the special needs populations:
Continuing Care Facilities for the Elderly
§155-67.1 – Allows continuing care facilities in low- and medium-density residential zoning districts
on lots exceeding 25-acres by special exception.
§155-212.B. – Permits continuing care facilities for the elderly in the Bryn Mawr Village District,
which is near transit and shopping.
Alternative Housing Options for the Elderly
§155-176 – Allows the conversion of single-family dwellings into up to three apartments for the elderly (62+) in all residential zoning districts by special exception.
§155-177 – Allows the conversion of single-family dwellings into two units, including an in-law
suite, provided that one of the units be occupied by no more than two persons, each of whom shall
be 62 year of age or older. The conversion is permitted by special exception in all residential zoning
districts.
§155-178 – Permits a group shared residence for up to six elderly individuals in all residential zoning
districts, by special exception.
Subsidized Apartment Housing for Elderly
§155-50.1 – Provides density bonuses for subsidized apartment housing for the elderly in high density residential and commercial/mixed-use districts.
Sanatorium, Nursing Home, Convalescent Home
§155-47.D. – Permits nursing homes in high density residential and commercial/mixed-use districts.
Community Residential Program
§155-11.Q. – Permits a group home in all residential zoning districts and some commercial/mixeduse districts by-right, subject to certain spacing requirements.
“Community Residential Program” is defined as an establishment, sometimes referred to as a
“community living arrangement” or a “group home,” licensed by the Commonwealth of Pennsylvania,
that provides a home for not more than eight handicapped individuals, excluding staff who do not
reside on the property, who live and cook together as a single housekeeping unit.
S u m m a r y o f S p e c i a l N e e d s S e r v i c e Prov isions

Community/Senior Center
§155-11.S.(b) – Allows existing structures to be used as community/senior centers in all residential
zoning districts and some commercial/mixed-use district, subject to special exception approval.
“Community Center” is defined as a facility maintained principally as a multiple-purpose gathering
place for members of the general public, or a limited portion thereof.
Licensed Adult/Day Care Center
§155-11.S.(c) – Allows existing structures to be used as licensed adult/day care centers in all residential zoning districts and some commercial/mixed-use district, subject to special exception approval.

INPUT

387

Conclusions

388

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

Affordability

Special Needs
Population

Caring for Lower Merion’s Seniors: Providing Subsidized Apartment
Housing for the Elderly
On December 21, 1983 the Board of Commissioners approved an amendment
to the zoning ordinance to provide that subsidized apartment housing for the
elderly constructed under the Section 202 Direct Loan Program administered
by the United States Department of Housing and Urban Development (HUD)
be a specifically permitted use in the R6A and R7 Residence Districts, when
authorized as a special exception.
At the time the ordinance was adopted, HUD was providing belowmarket interest rate loans to non-profit sponsors for the development and
construction of supportive housing for very low-income seniors, age 62 and
older, which was referred to as the “Direct Loan Program”.
Purpose of Section 202 Supportive Housing for the Elderly Program
The Section 202 Program helps expand the supply of affordable housing with
supportive services for the elderly. It provides very low-income seniors with
options that allow them to live independently but in an environment that
provides support activities such as cleaning, cooking, transportation, etc.
The Ardmore House
The Ardmore House, which presently consists of 64 independent living,
affordable rental units for seniors, age 62 and over, was constructed through
the Section 202 Direct Loan Program.
Ardmore Crossing
In 2003 the definition of Subsidized Apartment Housing was significantly
modified. The ordinance originally required that subsidized apartment housing
under this section of the zoning code be sponsored by a not-for-profit
corporation, which was amended in 2003 to include for-profit developers. The
definition was further revised to provide that in those zoning districts where
subsidized apartment housing is permitted, at least 50% of the dwelling units
on a tract developed for subsidized apartments must be subsidized units; and
to further provide that such units must be funded by a grant or credit from the
federal or state government.
The purpose of the amendment was to make the construction of subsidized
apartments economically feasible for developers. Ardmore Crossing at the
former PECO site was redeveloped under the premise of this amendment and
includes 53 rental apartment units for seniors, age 62 and over.
A benefit of the Ardmore House and Ardmore Crossing is that both
developments are located in close proximity to the senior center, the post
office, the library, transit, and the Ardmore business district.

INPUT

Relationship to Other
Planning Documents

Conclusions

E LDE RLY HOU S ING NE ED

Currently, 18.8% of the Township’s population is 65 years of age
and over.24 Over 25% of the population in the census tracts of Bala,
Gladwyne, and North Penn Valley
is 65 years of age and over (Figure
5.15).25 It should be noted that
nearly half of the individuals in this
age group are over 75 years of age,
making up approximately 9.3% of
the Township’s overall population.
In Lower Merion, the number of
frail elderly (75+) is expected to
grow as the 65 to 74 age cohort was
9.5% of the population.
The 2015 Montgomery County
Comprehensive Plan indicates that
by 2040, 33% of county residents
will be 55 and older. The aging
baby boom generation is playing a
big role in the changing landscape
of aging and new home construction in the county. The plan notes
that it will be crucial to continue to
provide senior housing options as
the baby boomers age and have the
desire to both age in place and have
adaptable living arrangements.26
24 2011-2013 ACS 3-Year Estimates
25 US Census Bureau
26 MONTCO 2040: A Shared Vision, the New Comprehensive Plan for Montgomery County. Montgomery
County Planning Commission, 2015. Page 116

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Special Needs
Population

Affordability

Relationship to Other
Planning Documents

Conclusions

F IG UR E 5 . 1 5 AG E P ROF ILE B Y VILLAGE 2010
North Penn Valley
Wynnewood
Gladwyne
Penn Wynne

0 to 4

South Penn Valley

5 to 17

Belmont Hills

18 to 24

Cynwyd

25 to 34

Haverford

35 to 44

Bala

45 to 54

North Ardmore

55 to 64

East Ardmore

65 to 74
75 to 84

Lower Merion Twp

85 & older

Rosemont
West Ardmore
Merion
East Bryn Mawr
West Bryn Mawr
0%

10%

20%

Exist in g Eld e rly H o u s i n g
Fa c ilit ies

The National Institute on Aging predicts that 40% of those over
75 years of age require assistance.27
Approximately 8,100 individuals
in Lower Merion are over 75 years
of age. Using the estimate provided
by the National Institute on Aging,
roughly 3,270 residents may require
some level of assistance in the Township.
Currently, a total of 1,176 elderly
housing units are dispersed throughout the community (Table 5.16). It
27 Lower Merion Township CDBG/HOME 2015-2019
Consolidated Plan and Annual Action Plan. 2015. Page
31

30%

40%

50%

60%

70%

should be noted that the Knox Home
is currently vacant, and it is likely that
the property will be developed residentially at which point in time the
Township will lose 24 units for the
elderly. There are two life care facilities in Lower Merion Township, including Beaumont in Bryn Mawr with
68 villa units, 131 apartment units, a
nursing home, administrative offices,
and a commons building; and Waverly Heights in Gladwyne with 49 villas, 160 apartments, 49 skilled nursing beds, administrative offices, and a
commons building.
Three housing sites provide independent units for the elderly in Lower
Merion Township. Ardmore House for

80%

90%

389

100%

the Elderly is in downtown Ardmore,
and has 64 subsidized one bedroom
and efficiency apartments. Ardmore
House receives services from ElderNet making it easier for residents to
stay in their units as they age. The
second housing development for the
independent elderly is Saint Asaphs,
which has six units. Ardmore Crossings also houses some disabled, low
and moderate income persons, with
53 units. It is likely that the existing
elderly housing facilities will continue to expand, or that new facilities
will be constructed to meet the housing demands of the aging population.

COMPREHENSIVE

390

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

Special Needs
Population

Affordability

Relationship to Other
Planning Documents

Conclusions

TA B L E 5.16 : L OWE R M E R IO N TOWNS HIP: E LDE RLY HOU S ING INVE NTORY 2015 [1]

Skilled
nursing

Assisted
Living

Independent
Single Family

Independent
Multi-Family

Type of Unit

Golden Living

35 Rosemont Ave

Bryn Mawr

1.02

R3

 

76

0

0

0

76

Sunrise Assisted Living
Center

217 Montgomery Ave

Haverford

1.85

R2/R7

 

0

62

0

0

62

Symphony House

35 Old Lancaster Rd

Bala Cynwyd

1.21

R6A

 

0

52

0

0

52

Mary J Drexel Home

238 Belmont Ave

Bala-Cynwyd

6.66

R3

*

0

80

0

0

80

Saunders House

100 Lancaster Ave

Wynnewood

9.29

R7

 

0

180

0

0

180

Beaumont Retirement
Community

601 N Ithan Ave

Bryn Mawr

49.98

R1

*

50

0

68

131

249

Waverly Heights

1400 Waverly Rd

Gladwyne

63.93

R A/ RAA

*

49

49

72

160

330

Charles C Knox
Home[3]

718 Sussex Rd

Wynnewood

6.18

R3

*

0

0

0

24

24

Ardmore House [4]

75 Ardmore Ave

Ardmore

1.12

R6A

 

0

0

0

64

64

Ardmore Crossing
Senior Housing [4]

213 E County Line
Rd

Ardmore

1.16

R6A

 

0

0

0

53

53

Saint Asaphs [4]

13 St Asaphs Rd

Bala Cynwyd

0.78

R5

*

0

0

0

6

6

TOTAL

 

 

 

 

 

175

423

140

438

1,176

Name

Address

Village

Acres

Zoning

HRI
[2]

TOTAL

Notes:
[1] This inventory includes all elderly housing units as of May 1, 2015. No additional land development applications for elderly housing projects are pending at this time.
[2] The property is listed on the Township’s Historic Resources Inventory.
[3] The Knox Home is currently vacant and may not remain as senior housing.
[4] These units are income-qualified.

A g in g i n P l a c e

As the Township’s population
continues to age, many of its residents will age in place. “Aging in
place” refers to living in one’s longtime residence, and using products,
services, and conveniences which

INPUT

allow one to remain safely at home
as circumstances change. In other
words, it means that seniors continue to live in the home of their choice
safely and independently as they
get older. Many homes and existing
structures contain architectural bar-

riers to the elderly, handicapped, and
disabled, which may be removed
when the existing structures are substantially renovated. The federal Fair
Housing Act prohibits discrimination
in housing on the basis of race, color, religion, sex, national origin, fa-

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

milial status, and disability. The failure to design and construct covered
multi-family dwellings with certain
features of accessible design is one of
the types of disability discrimination
prohibited by the Act.28
28 Joint Statement of the Department of Housing

and Urban Development and the Department of
Justice: Accessibility (Design and Construction)
Requirements for Covered Multifamily Dwellings
Under The Fair Housing Act. US Dept of Housing
and Urban Development and US Dept of Justice.
April 30, 2013. Web < http://www.ada.gov/
doj_hud_statement.pdf> 05/2015

Affordability

Special Needs
Population

Naturally Occurring Retirement
Communities
Most seniors don’t want to pull
up roots and move into a retirement
community, leaving behind friends
and familiar routines. In Lower Merion, a number of older residents reside in multi-family apartments and
condominium units throughout the
community that provide services that
enable them to age in place and may
be considered naturally occurring re-

Elderly Housing
Multifamily Unit-triplex to 5 unit conversions
Multifamily Unit- 5 to 10 units
Multifamily Unit greater than 10 units

Multifamily Housing
in Lower Merion Township

Conclusions

tirement communities. For example,
the Green Hill Condominiums is located just blocks from the Overbrook
train station and offers private shuttle services to shopping destinations
and a variety of social events, such as
weekly bridge games and sponsored
bus trips to Atlantic City.29 Map H6
shows the locations of existing continuing care residential facilities and
29 Green Hill Condominium Brochure. Web < http://

H6: CONTINUING CARE FACILITIES AND MULTI-FAMILY STRUCTURES IN LOWER MERION TOWNSHIP

Legend

Relationship to Other
Planning Documents

www.greenhillcondo.com/picture/green_hill_brochure.pdf> 05/2015

391

392

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

the locations of multi-family structures throughout the community that
may accommodate the Township’s
aging senior population.
The development of multi-family residences in proximity to transit
and shopping destinations as recommended in the residential chapter of
the Land Use Element will help to ensure that Lower Merion’s seniors may
continue to thrive in the community
as they age.

Affordability

Special Needs
Population

Conclusions

Consolidated Plan for the Township Township. Discrimination based on a
recommends the continued support physical, mental, or emotional handiof these vital senior services.
cap, provided “reasonable accommodation” can be made, is prohibited.
Reasonable accommodation may inAC C E S S IB LE HOU S ING F OR
clude changes to address the needs of
T H E DIS AB LE D
The 2005-2007 American Com- the disabled persons and may include
munity Survey (U.S. Census) re- adaptive structural changes as well
ported 4,784 disabled persons (ages as administrative changes, provid5 and over) within Lower Merion ed these changes can reasonably be
31
Township, representing 8.8% percent made.
“Accessible” is defined in the
of the population, thus presenting a
challenge to producing or retrofitting Pennsylvania Human Relations Act as
accessible housing supply to meet the “being in compliance with the appliTownship’s moderate demand (Table cable standards set forth in” the Fair
Housing Act, the Americans with Dis5.17).
Under Pennsylvania law, a dis- abilities Act and the Universal Accesability is defined as a physical or sibility Act.”
Persons with disabilities face chalmental impairment that substantially
limits one or more of a person’s major lenges that may make it more difficult
life activities. This includes wheel- to secure affordable or market-rate
chair users, those who are visually housing, such as the need for service
impaired, those limited by emotional animals (which must be accommoproblems, mental illness, or retarda- dated as a reasonable accommodation
tion, recovering alcoholics, recov- under the Fair Housing Act), the limering drug addicts, difficulties asso- ited number of accessible units, the
ciated with aging, or those suffering reliance on Social Security or welfare
from HIV/AIDS. It does not apply to benefits as a major income source,
the illegal use of, or addiction to ille- and lower credit scores. Many disabled owners and renters need finangal drugs. 30
Disabled populations continue to cial assistance to carry out reasonable
32
be a prevalent population within the accessibility modifications.

S er vi c es for t h e E l d e rly

Lower Merion seniors have a variety of supportive agencies at their
disposal. ElderNet has offices in
Bryn Mawr and they provide transportation, help for the home bound,
emergency assistance, housing information, and general information
and referral services. Lower Merion
also offers a mini-bus transportation program through the Recreation Department. The Montgomery
County Office of Aging and Adult
Services works to prevent premature institutionalization and support
the elderly and the disabled in living independently. The Center for
Positive Aging in Lower Merion and
the Narberth New Horizons Senior
Center provide programs for seniors
in the community. The 2015-2019

30 Lower Merion Township Analysis of Impediments to
Fair Housing Choice. 2012

TA B L E 5 . 1 : D IS A BIL IT Y S TAT US OF THE CIVILIAN
NON -IN S T IT UT IO N A L IZE D POPU LATION
 

Relationship to Other
Planning Documents

Estimate

Percent

Population 5 years and over

54,262

100%

With a disability

4,784

8.80%

Population 5 to 15 years

8,254

100%

430

5.20%

Population 16 to 64 years

36,164

100%

With a disability

2,189

6.10%

Population 65 years and over

9,844

100%

With a disability

2,165

22%

With a disability

US Census Bureau, American Community Survey 2005-2007

Residential Rehabilitation
Prog r am

The Township’s Residential Rehabilitation Program covers accessibility
modifications. As recommended in
the 2010 Consolidated Plan, Lower
Merion Township’s Residential Rehabilitation Program guidelines were revised to include examples of reasonable accessibility modifications for its
disabled population.
31 Lower Merion Township Analysis of Impediments to
Fair Housing Choice. 2012
32 Lower Merion Township Analysis of Impediments to
Fair Housing Choice. 2012

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

Affordability

Special Needs
Population

Eligible Accessibility Modifications under the Residential
Rehabilitation Program:33
When someone in the household requires modifications to the home to
increase their mobility and ability to function in the home, perform activities of
daily living or prevent institutionalization, funds may be used to provide adaptive
modifications. Eligible modifications include, but are not limited to, the following:
1.

Adaptive modifications, such as ramps, lifts, door widening, visual doorbells,
audio phones, visual phone signalers, etc. that improve the ability of a
person with disabilities to enter and exit the home.

2.

Adaptive modifications, such as widening hallways, installing guide rails or
handrails, lowering the kitchen counters, enlarging bathrooms, adding grab
bars, a hand-held showerhead or lever faucets and doorknobs that will
facilitate activities of daily living.

3.

Other adaptive modifications that will enable a person with a disability to
remain in the home.

33 Lower Merion Township Residential Rehabilitation Guide

Effor t s t o re m ove b a rri e rs t o
a c c essi b ilit y

The Township continues to comply with the Americans with Disabilities Act. The Township, recognizing
its responsibility to comply with the
provisions of the ADA, and has been
working since May 1991 to ensure
that all facilities, services, and information are made available to all persons of the Township, regardless of
ability. Lower Merion also completed
a Self Evaluation Plan in 2012 in accordance with Section 504 to evaluate
barriers to accessibility of public facilities and services, and establish a program to remove the barriers. It is the
policy of the Township to attempt to
provide reasonable accommodations
to meet the needs of persons requesting the use of Township facilities or
services, or seeking Township information. 34
34 Lower Merion Township Analysis of Impediments to

INPUT

Hu man Relations Commission

Lower Merion Township prohibits
discrimination on the basis of race,
color, creed, ancestry, age, sex, national origin, handicap or disability
or use of guide or support animals,
because of blindness, deafness, or
physical handicap of the user, or because of a person’s sexual orientation,
gender identity, or gender expression
in employment, housing and public
accommodations.
The Lower Merion Human Relations Commission mediates and
investigates complaints of discrimination against members of the Lesbian, Gay, Bisexual, and Transgender
(“LGBT”) community in employment, housing, and public accommodations. There is no charge for the
Commission’s services.
Fair Housing Choice. 2012

Relationship to Other
Planning Documents

Conclusions

CONCLU S ION

The Township has taken progressive steps to ensure that all programs
and services of Lower Merion Township are accessible to all residents,
and as such, the Township has an
appointed ADA Coordinator within
the Township who coordinates the
Township’s Transition Plan (which
outlines procedures to remove structural barriers in all Township owned
facilities, parks, municipal structures,
and major thoroughfares); the 2012
Self Evaluation Plan (which ensures
that all persons have equal access to
programs and services offered by the
Township); and the Grievance Procedure (which provides a means for a
prompt and equitable resolution of
all complaints alleging discrimination against persons with disabilities).
Furthermore, Resources for Human
Development has 43 consumer sites
and four (4) administrative offices in
Lower Merion. 35
The Township will work to assist
residents with special needs to ensure
they have full access to housing and
needed services. The Township will
also consider incentivizing the production of special needs and supportive housing by reducing or waiving
respective water, sewer, and/or public
facilities service impact fees for non‐
profit organizations seeking to build
accessible units. 36
35 Lower Merion Township Analysis of Impediments to
Fair Housing Choice. 2012
36 Lower Merion Township Analysis of Impediments to
Fair Housing Choice. 2012

393

394

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

Affordability

Special Needs
Population

Relationship to Other
Planning Documents

Conclusions

S U MMA RY O F S P E C IA L N E E D S P O PU LATIONS RE COM M E NDATIONS

H16
Issue

Need to modernize older housing stock to address the physical mobility and particular
housing needs of an elderly and special needs population.

Recommendation

Improve accessibility and remove and prevent architectural barriers to the elderly,
handicapped, and disabled in existing structures that are substantially renovated and new
developments.

S t r a t eg ies

a. Continue to implement the International Building Code (IBC) standards.
b. Identify opportunities to retrofit existing buildings.
c. Remove architectural barriers in existing developments that are substantially renovated prior to the issuance of a
building permit, where feasible.
d. Continue to address ADA compliance.
H17
Issue

Need for specialized housing arrangements to accommodate an increasingly aging population.

Recommendation

Explore the impact of an aging population and the potential demand for additional age
restricted housing.

S t r a t eg ies

a. Identify locations for age-restricted housing, and modify zoning provisions to provide incentives for age-restricted
housing.
b. Identity locations for repurposing of institutions in those areas identified for age-restricted housing.
H18
Issue

Need to modernize the built environment to address the physical mobility and other
needs of an elderly and special needs population.

Recommendation

Improve the safety of housing units in Lower Merion Township for low- and moderateincome families.

S t r a t eg ies

a. Continue the Township policy of inspecting sidewalks and curbs and the entire building for rental units.
b. Continue efforts to educate residents and property owners on minimum housing standards.
H19
Issue

The definition of special need population is evolving and more individuals are in need of
specialized housing arrangements.

Recommendation

Address the continuing needs of the special needs population through modifications to the
existing housing stock.

S t r a t eg ies

a. Consider amending Article XXX, Alternative Housing Options for the Elderly, to allow for the conversion of singlefamily residences for disabled Township residents.
b. Create a public relations package to inform those in need of alternative housing arrangements of existing policies
and programs in place. Partner with local hospitals and/or institutions and utilize the Health Advisory Council to
prepare materials.

M AY 2 2 , 2 0 1 5   H O U S I N G E L E M E N T
Background/
Introduction

Neighborhood
Preservation

Transition Areas

RELATI ON SHIP OF THE
H OU SI NG EL E ME N T
TO P LAN N ING
DOC U MEN T S
REL ATI O NS HIP TO OT HE R
EL EMENTS

The Housing Element has been
coordinated with other elements of
the Comprehensive Plan. The Community Facilities and Infrastructure
Element includes recommendations
relating to improvements to the
Township’s community and senior
centers. The Circulation Element includes recommendations to improve
pedestrian and bicycle infrastructure,
while the Housing Element also recommends continued efforts to ensure
ADA accessibility, primarily along
walkways. The Housing and Land
Use Elements are closely interrelated;
both elements include recommendations to preserve the existing neighborhood character by implementing
a form based approach to the zoning
code.
REL ATI O NS HIP TO
MO NTG O M E RY C O UN T Y
C O MP REH E N S IV E P L A N

The Housing Element is consistent with the goals outlined in Montgomery County’s Comprehensive
Plan, Montco 2040: A Shared Vision.
Goa l : S u p p o r t h o u s i n g
c h oi c es a n d o p p o r t u n i t i e s t o
m eet t h e n e e d s o f a l l p e o p l e .

The County Plan indicates that
the senior population is expected to
grow 58% between 2010 and 2040.
It also indicates that the percent of

INPUT

Affordability

Special Needs
Population

households spending more than
35% of their income on housing increased from 16% in 1999 to 25% in
2009.37 In order to address the goal
of supporting housing choices and
opportunities, the Plan states that the
County will:
• Support construction of additional affordable, permanent
housing for the disabled, families, and seniors.
• Advocate for workforce housing, walkable housing, accessory apartments, and accessible special needs housing.
The Housing Element supports
the construction of housing for residents at all ages, income levels, and
abilities and advocates for the provision of workforce housing.
G o a l : E nhance community
c h a racter and protect
n e i g h bor hoods

The County Plan indicates that
a home is typically a family’s largest
37 Montgomery County Planning Commission. Montco

2040: A Shared Vision. Page 8.

Relationship to Other
Planning Documents

395

Conclusions

investment; however, many historic homes, downtown buildings, and
institutional structures have been
demolished over the past decade.
The County Plan seeks to enhance
the community character and protect
neighborhoods by:
• Supporting investment in existing neighborhoods.
• Advocating for appropriate
land uses, infill development,
and public improvements.
• Working with others to preserve important historic
properties.
The Housing Element and the
Land Use Element both include several recommendations and strategies
to protect the existing neighborhood
character, to preserve the community’s historic resources, and to ensure
that future development complements the existing community fabric.

396

COMPREHENSIVE

Background/
Introduction

Neighborhood
Preservation

PLAN DRAFT

Transition Areas

Affordability

Special Needs
Population

C ONC LUSIONS

• Develop appropriate use,
bulk, and parking regulations
The Housing Element includes
for neighborhood commercial
many strategies to continue to prouses.
vide housing options for all Lower
Merion residents. It is anticipated that
federal funding through the CDBG A f fo rdability
• Establish an Affordable Housprogram may be reduced in future
ing Trust Fund to continue to
years as the community’s historically
provide affordable housing
affordable neighborhoods continue
throughout the community.
to gentrify. Should future allocations

Explore the impact of aldiminish as expected, the Township
lowing affordable accessory
should be prepared to continue its
dwelling units (ADUs) on resaffordable housing programs by esidential properties and evalutablishing funding mechanisms and
ate the potential for increased
guidelines.
application of ADUs in the
community.
MA J O R
RECO MMEN DAT IO N S O F
TH E H O U S IN G E L E M E N T

Neig h b or h o o d P re s e r v a t i o n





Revise the zoning code to create Traditional Neighborhood
Development (TND) districts
to address the residential
form and scale and/or revise
the standards of the underlying district, where appropriate, to ensure that infill development is consistent with the
desired community character.
Evaluate residential zoning districts to identify constraints associated with modernizing older homes.

Tr a n sit ion A re a s



INPUT

Add design standards to
high density residential and
mixed-use areas to promote
compatibility of new development with established neighborhoods.

S p e c i al Needs Population



Improve accessibility and remove and prevent architectural barriers to the elderly,
handicapped, and disabled
in existing structures that are
substantially renovated and
in new developments.

Relationship to Other
Planning Documents

Conclusions

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