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INSTITUTIONAL LAND USE
INTRODUCTION Lower Merion’s vast array of cul- tural, religious, educational, recre- ational, and medical institutions col- lectively comprise over 13% of the land area of the Township. Many of the Township’s institutions are well established, predating the incorpo- ration of Lower Merion Township as a township of the first class in 1900 and the subsequent development of the community as a commuter sub- urb. The presence of a large number of renowned institutions is a dis- tinguishing characteristic of Lower Rosemont College] Merion Township. The historical, cultural and architectural character of local institutions contributes to as the Lower Merion School District. stitutions are in a continuing state the Township’s unique sense of place. For the purposes of this Plan, insti- of evolution with some institutions The location of many major institu- tutional uses that function as an arm expanding to meet new needs, or de- tions along public thoroughfares, and of the municipal government, such as clining as a result of demographic or also adjacent to and within residen- volunteer fire services, are addressed market forces. Because institutional tial neighborhoods, helps to define in the Community Facilities Element. land uses are so ingrained within the the Township’s land use pattern and Many institutional land uses are le- fabric of the Township, the physical impacts the transportation network. gally established as not-for-profit; and operational changes generated Promoting a healthy balance between but in some cases, as with larger scale by institutional evolution have the dynamic institutional land uses and institutions such as hospitals, insti- potential to significantly impact sur- the surrounding residential neighbor- tutions may also include a for-profit rounding land uses. hoods has been identified as a high component. Many institutions that we see to- day sit on properties that were once priority through the comprehensive Why Plan for Institutions? planning process. the prominent estates of wealthy Collectively, institutions exert a individuals, which had large land unique influence upon the commu- What are Institutions? holdings and mansion houses, mak- Institutions can be broadly de- nity. While stately institutional cam- ing them suitable for the adaptive fined as land uses which serve a puses containing stone structures and reuse into institutional uses. Notable community’s educational, religious, mature trees may present an air of examples are Friends Central Up- social, healthcare, recreational, and permanence, institutional land uses per School, Saint Joseph’s University cultural needs. Institutions may be are surprisingly dynamic and under- (formerly Episcopal Academy), Rose- privately owned or owned and/or op- go frequent changes to their grounds, mont College, parts of Bryn Mawr erated by government agencies, such buildings, and operations. Many in- College, Mary Drexel Home, Wa-
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verly Heights and Beaumont at Bryn proximately 47-acres in Lower Mer- erty may be developed to the un- Mawr.1 Such evolution of uses is not ion Township. Although these in- derlying zoning or the facilities may new to Lower Merion. Over time, stitutions are small in size they have be adaptively reused. Some chang- several notable institutions have ei- typically been thought of as highly es have occurred seamlessly while ther left the Township and sold their stable anchors for community struc- others have been more problematic property to another institutional use, tures and land use. In recent years While some degree of public concern or have allowed some or all of their some of these long standing institu- over large scale projects should be properties to be converted into an- tions have quietly disappeared leav- expected in a developed communi- other use. For example, the develop- ing remarkable structures at key loca- ty such as Lower Merion, the exist- ment of the Indian Creek neighbor- tions available for redevelopment. As ing institutional approval process is hood in Wynnewood in the 1980s, the closing of churches in the Lower proving to be stressful, costly, and involving the subdivision of 60-acres Merion has shown, neighborhoods time consuming for Township resi- from the campus of Saint Charles can no longer take for granted the dents and institutions. Borromeo Seminary, is an example of continued presence of these smaller The presence of a large number part of an institutional property tran- institutions. and diverse range of institutions pro- sitioning into a residential use. Since the last comprehensive plan vides Township residents numerous Lower Merion also enjoys an was prepared in 1979, several insti- benefits, including the convenience eclectic collection of smaller insti- tutions within the Township have of high quality medical services in tutions, such as St. Mary’s Episco- either significantly expanded their close proximity to their homes, ac- pal Church in Ardmore, which was facilities and operations or they have cess to first rate public and private designed in 1886 by internationally relocated outside of the Township. educational resources, as well as a known architects Furness & Evans. Examples of institutions that have wealth of unique cultural, religious, In 2013, 53 institutional properties expanded include: Lankenau Hos- and recreational facilities. The avail- under two-acres in size occupied ap- pital, Bryn Mawr Hospital, Waverly ability of these amenities supple- Heights, and the Baldwin School. ments public services and allows the 1 Lower Merion Historical Society. (2000). The First When institutions relocate, the prop- Township to maintain its residential 300. Diane Publishing Co.
(l-r) Lankenau Hospital 2000 and Lankenau Hospital 2011
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pattern and first class public services, TABLE 4.I.1: LARGEST EMPLOYERS while also maintaining relatively low LOWER MERION TOWNSHIP 2013[1] municipal taxes for its residents. Many institutions also contribute Employer 2013 Employees back to the community in numerous ways and help to reinforce the social Main Line Hospitals 4,119 fabric of the community. Lower Merion School District 1,742 Institutions also make an import- Bryn Mawr College 1,128 ant economic contribution to the Township in the form of jobs and Susquehanna International Group 1,020 support of local businesses. Major Maguire Insurance Agency 670 educational and healthcare institu- DVHCA Inc/Firstaff Nursing Services 607 tions particularly contribute to the lo- St Josephs University 587 cal and regional economy. The 2015 budget prepared by the Township’s Harcum College 553 Finance Department indicated that Township of Lower Merion 519 institutions, including the Township Aqua Pennsylvania, Inc. 425 government, comprised six of the top ten employers within the Town- 1[1] Lower Merion Township Finance Department. Township of Lower Merion 2015 Budget. Page 327 ship (Table 4.I.1: Largest Employers in Lower Merion Township 2013). It is also important to note that nearly ship and various private schools, ation Department or the Lower Mer- 39% of the Township’s resident labor colleges, and institutions. The Town- ion School District would not be able force is employed in the fields of ed- ship’s 1937 Comprehensive Plan to provide through their limited pub- ucational services, and health care, indicated that municipal recreation lic facilities. However, the 2012 Parks social assistance and public adminis- amenities were not needed in certain & Recreation Plan cites conflicts tration.2 While specific information neighborhoods due to the availabili- with neighbors over the use of pub- has not been compiled regarding how ty of institutional lands and facilities lic parkland and private schools for many Township residents are also for that purpose. This illustrates that recreation, mainly organized sports, employed by local institutions, an- the Township has historically recog- as one of the major challenges facing 3 ecdotal evidence indicates that local nized the role that institutions play in the community. institutions employ many individuals fulfilling community recreation and The economic, social, and recre- from the local labor force in these po- open space needs. Some institutions ational benefits of institutions con- sitions. share their recreational facilities and tribute to the overall quality of life Institutional campuses also play fields with community groups, such enjoyed by Township residents. In- an important role in the Township’s as the Lower Merion Little League stitutions are integral to the physical open space and recreational system. and smaller sports clubs. The shared and cultural character that defines In an effort to meet the recreational use of institutional campuses for Lower Merion Township. Institutions facility needs of the community, part- recreational purposes provides rec- occupy large tracts of land which nerships and cooperation agreements reational opportunities to residents would otherwise be utilized for res- that the Township’s Parks and Recre- have been sought between the Town- 3 2012 Parks & Recreation Plan Update 2012-2022
2 2009-2013 5-Year ACS
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Shipley School Field
idential or commercial purposes. to traffic congestion. Traffic concerns 1. Relocation/Change of Use: What The large landscaped properties that are exacerbated by the fact that the will become of properties current- institutions occupy, and the rich ar- Township’s institutional roster in- ly used for institutional purposes chitectural resources that institutions cludes several regionally focused if the existing institution relocates contain, contribute to the established institutions which attract automo- and is developed for residential pattern that makes Lower Merion bile traffic into the Township. As an purposes or is replaced by a dif- Township a physically desirable res- auto-oriented suburb, many Lower ferent institution in the same lo- idential community. Institutions also Merion residents experience insti- cation; contribute to the cultural character tutions by driving past their cam- 2. Mitigating Impacts of Expan- of the Township by providing a wide puses and properties while traveling sion: How can the physical im- range of educational, recreational, through the Township. The mature, pacts of expansion or modern- and social services and help to pro- ‘institutional’ character of these prop- ization of institutional campuses vide a positive community identity. erties, which includes stately archi- upon surrounding neighborhoods These same benefits that institutions tecture and pastoral open spaces, be mitigated; offer to Township residents may also contributes to the low density char- 3. Accessory Uses: How to address potentially serve as building blocks acter of the Township. Increasing de- the trend towards increasing ac- for future economic development velopment of institutional properties cessory and/or third party uses of and recreational planning efforts. closer to the edges of their campuses institutional campuses which may While institutional land uses are and increasingly within the public result in the commercialization or inherently beneficial to Lower - Mer view shed may potentially compro- intensification of the use; and ion Township, they also present nu- mise important characteristics of the 4. Approval Process: Finding ways merous planning challenges. The community. to create an open and predictable significant acreage devoted to tax While economic, traffic, and vi- approval process for large scale in- exempt uses directly impacts local sual character issues are important stitutional development projects governmental financial projections. planning considerations, the current that provide a comfort level for The location of many medium and comprehensive planning process neighbors and institutions. large scale institutions along major has identified four important issues Township thoroughfares contributes which warrant additional attention:
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Institutional land uses are inher- institutional land uses along major ently dynamic and institutions are thoroughfares makes institutions a constantly evolving to meet mar- significant local land use. Like any ket, demographic and technological significant land use, institutional land changes. These particular issues are use should be carefully planned to being focused on at this time due to capitalize upon potential opportuni- the following two factors: ties and to mitigate potential conflicts 1. Recent and potential transitions of with surrounding land uses. Interest- ownership of institutional prop- ingly, as important as institutions are erties and the impact on the sur- to the fabric of Lower Merion Town- rounding community; ship, institutional land use has only 2. A decade long construction boom recently been addressed as a distinct resulting from the modernization land use through Township planning of many of the Township’s larg- efforts. This chapter seeks to give in- est institutional campuses and a stitutional land uses the proper atten- desire to address code/approval tion it requires. The Comprehensive process issues resulting from that Plan will address future institutional particular development cycle. land uses with the same attention that Lower Merion Township is pri- has historically been paid to residen- marily a residential suburb, as ev- tial and commercial land uses. idenced by the fact that nearly 75% of Township’s land area is occupied by residential uses. These residential properties within the Township are primarily arranged in low density neighborhoods. Because the major- ity of the Township’s institutions are embedded in established residential neighborhoods, there is the inherent potential that physical and operation- al changes to institutional properties will impact surrounding residences. As a result of numerous large expan- sion projects recently, many Town- ship residents have expressed a de- sire to address issues associated with institutional land uses through the comprehensive plan. Institutional land uses occupy a Church of the Redeemer – HARB Award 2010] proportionally large land area with- in the Township. The dynamic na- ture of institutions, combined with the location of numerous large scale
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THE INSTITUTIONAL LAND USE PLAN This chapter of the Land Use Element seeks to create a plan for institutional land uses in Lower Merion Township by: 1. Understanding what institutions are and how they function within the Township; 2. Understanding how institutions relate to the Township’s overall land use pattern and planning initiatives; 3. Understanding how institutions have evolved in the Township and to identify institutional trends; 4. Establishing goals and objectives to guide institutional land uses and to coordinate institutional land use planning with other Comprehensive Plan elements; 5. Identifying potential cooperative opportunities regarding recreation, open space, transportation, historic preserva- tion and economic development between the Township and various institutions; and 6. Recommending policies to address institutional trends, to capitalize upon cooperative opportunities and to realize community planning goals.
Institutional Land Use Goals & Objectives (Approved by the Land Use Committee July 23, 2012) Goals: The purpose of the goals is to recognize the importance of institutional land uses, while also recognizing the diversity of institutional land uses and their impacts on the adjacent residential community. 1. Explore creative techniques to allow institutions to evolve while maintaining protections of the surrounding res- idences. Striking a balance between the land use and operational needs of the institutions and their residential neighbors is of utmost importance. 2. Preserve the residential quality of the neighborhoods, when balancing the land use and operational needs of the institutions. 3. Recognize institutional land uses as a distinct and defining land use within Lower Merion Township and develop specific land use strategies to address issues relating to the growth and preservation of institutional land uses. 4. Develop policies and land use regulations that recognize the diversity of institutional land uses within Lower Mer- ion. Future policies and regulations should address the impact of institutions upon the Township’s economic, social, transportation, housing, open space, and recreational needs. 5. Develop strategies for the preservation and enhancement of historic, cultural, and educational resources which are defining elements of Lower Merion Township. While institutions have an air of permanence, the vast majority of institutional properties are temporarily protected and potentially vulnerable to future development. Objectives: a. Develop quantifiable methods to determine the appropriate capacity for institutional land uses in the Township and develop strategies for addressing the impact of institutional change upon residential neighborhoods and the Township as a whole. (Goal 1 & 2) b. Develop tools to permit reasonable evolution of institutions while mitigating negative externalities upon residential neighborhoods in which institutions are located. (Goal 1) (1) Determine if the most effective tool for managing the reasonable expansion of existing institutional uses is the special exception approval process or the creation of an institutional overlay district or some combination of both. (2) Explore the merits of various tools to help the community visualize development projects. Request institutions to submit a Concept Development Plan (CDP), where appropriate, as part of the special exception or land development approval process. (Goal 3) (3) Explore the possibility of permitting institutional uses by-right. c. Establish partnerships and procedures to ensure that future institutional evolution is consistent with Township economic, circulation, housing, historic preservation, and open space goals. (Goal 4) (1) Explore the potential of transfer of development rights (TDR) and the use of the Official Map as authorized by the MPC to permit institutional expansion in exchange for making land available to satisfy other Township goals, such as acquiring playfields, developing trails, and preserving historic properties. (2) Identify ways that institutions can catalyze economic development. (3) Identify ways institutions can provide added social benefits to the local community, such as through the public use of playing fields. APRIL 22, 2015 LAND USE 229
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tify potential strategies for addressing those issues. Significant findings from the background research have been incorporated into this analysis. In order to more fully understand how institutional issues and trends impact members of the community, staff has conducted numerous stakeholder in- terviews with representatives of insti- tutions and members of community groups. Staff has also conducted a series of public workshops and meet- ings where members of the commu- nity have been encouraged to discuss general and specific issues relating to institutions. In addition, staff reached out to all institutions in the communi- ty to attend the Land Use Committee meetings, which were well attended. This report also incorporates notes Open Space_St Asaphs_2007 from the Land Use Committee meet- Inventory and Analysis of Methodology ings where institutional issues were Institutional Land Uses This report employs a combina- discussed. The purpose of this pub- This section provides an invento- tion of objective and subjective tech- lic outreach was to bring interested ry of existing institutional uses and niques in order to develop a com- members of the community together an analysis of issues, trends, and op- prehensive view of institutional land to jointly understand and explore in- portunities impacting different types uses. Objective techniques included stitutional land use issues. of institutions throughout the Town- compiling land development and The majority of institutional ship. This analysis was conducted to zoning data relating to institutions properties within the Township are provide the community and decision from 2000 through 2010, as well as zoned single family residential, but makers with a better understanding conducting research regarding long are permitted as institutional uses as of how institutional land uses have range societal and market trends im- a special exception. The institutional evolved and may change in coming pacting institutional land uses. Town- analysis has been integrated with the years. This section also identifies ship planning documents were also residential build out developed in the opportunities where institutions can reviewed to identify potential oppor- Residential Chapter of the Land Use coordinate with Township economic tunities to coordinate institutional Element in order to evaluate the po- development, open space, historic plans with township planning efforts. tential Township-wide impact of the preservation, stormwater manage- Staff also researched communities redevelopment of institutional prop- ment, and transportation planning with similar economic, demographic, erties to their underlying residential efforts. The information gathered and land use characteristics to Lower zoning. through this analysis will serve as the Merion Township to better under- The report methodology focuses basis for the recommendations at the stand institutional issues impacting on identifying three primary factors end of this chapter. these communities and to also iden- impacting institutional land uses:
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Issues – Issues are existing condi- Inventory and Analysis of tions regarding the development, Institutional Land Uses maintenance, and operations of Throughout Lower Merion Town- institutional properties and the ship, institutions are numerous and relationship of these factors to diverse. In 2015, approximately 115 surrounding land uses. Issues are institutional entities were located in generated from staff’s ‘institution- the Township, occupying over 140 al knowledge’, interviews with different properties on approximately stakeholders, and input received 2,050 acres throughout the commu- at public meetings. nity4. No two institutions are the same Trends – Trends are potential and each institution has a unique future circumstances and recent relationship with the surrounding observations, which could alter land uses. Institutional uses within the ownership, use, or activity Lower Merion Township have been level of an institutional property categorized into eight distinct types or potential future circumstances according to the primary operation- which could alter the relationship al function of each institutional land of an institutional use towards use. The seven types of institutional surrounding land uses. Trends uses are: 1) medical and health care were identified through academic institutions; 2) cemeteries; 3) clubs, research on market and societal lodges and community centers; 4) trends, a review of recent land de- environmental conservation uses; 5) velopment activity, and stakehold- elderly housing uses; 6) private edu- er interviews and observations. cational institutions; and 7) religious Opportunities – Opportunities institutions. are existing or future synergies be- This section of the report analyzes tween institutions, the Township, the issues, trends and opportunities and the community to collective- impacting different types of institu- ly address matters involving eco- tional land uses in order to: nomic development, historic pres- Identify planning considerations ervation, open space preservation, unique to each specific category of stormwater management, or institutional use, and transportation. Opportunities are Identify planning commonalities generated from staff knowledge, relative to many or all types of planning documents, research and institutional uses necessary to ad- stakeholder interviews. dress the four broad institutional planning issues facing the Town- ship.
4 Lower Merion Township GIS Data, Montgomery County Tax Assessment Data
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INSTITUTIONS IN LOWER MERION TOWNSHIP MAP
Legend Institutions Type Cemetery Club, Lodges and Community Centers Club, Lodges and Community Centers greater than 5 acres Elderly Housing Elderly Housing greater than 5 acres Environmental Conservation Medical & Health Care Institutions Private Institution Private Institution greater than 5 acres College & Universities Religious Institution Religious Institution greater than 5 acres
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1) MEDICAL & HEALTH CARE INSTITUTIONS
MEDICAL AND HEALTHCARE INSTITUTIONS MAP
Medical & Health Care Institutions Institutions in Lower Merion Township
TABLE 4.I.2 MEDICAL & HEALTH CARE INSTITUTIONS Acres Zoning HRI* Name Address Village 4.3 BMMD N Bryn Mawr Hospital Summit Grove Ave & Old Lancaster Rd Bryn Mawr 5.8 BMMD N Bryn Mawr Hospital 101 S Bryn Mawr Ave Bryn Mawr 15.0 BMMD N Bryn Mawr Hospital 130 S Bryn Mawr Ave Bryn Mawr 93.2 MC N Lankenau Hospital 100 Lancaster Ave Wynnewood *Historic Resource Inventory (HRI)
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Two regionally scaled medical/ part of the MLHC system, Township intensive development from the healthcare institutions are located officials and hospital administrators surrounding, primarily residential in the Township; the 93-acre Lan- recognized that significant land use communities. kenau Hospital campus located in changes to both hospital campus- In 2004, after several years and Wynnewood and the 25-acre Bryn es would be necessary in order to lengthy public proceedings, the cam- Mawr Hospital complex located in address anticipated changes in the pus of Lankenau Hospital was re- Bryn Mawr. Bryn Mawr Hospital first healthcare industry and also to mod- zoned from R3 – Residence District opened in 1893 on a 2-acre parcel ernize aging facilities. The discussion to the MC - Medical Center District. located at the corner of Bryn Mawr of permitting both hospitals to evolve In 2005, the operational area around Avenue and County Line Road. Bryn to meet future needs recognized sev- Bryn Mawr Hospital was also rezoned Mawr Hospital is an example of an in- eral factors: from residential to the BMMD – Bryn stitution that has evolved in conjunc- 1. The importance of accessible Mawr Medical District. The rezoning tion with the surrounding land uses, quality healthcare to maintaining process involved collaborative negoti- including downtown Bryn Mawr and the quality of life of Township res- ations between the stakeholders that residential uses of various densities. idents; gave rise to provisions that protected Lankenau Hospital opened in 1953 2. The importance of Bryn Mawr the interests of residents and man- on the site of the former Overbrook Hospital and Lankenau Hospital aged the inevitable externalities of in- Country Club and is an example of to the local economy, including stitutional development in a fair and a new institution replacing a different the fact that numerous Township predictable way. institution in the same location. residents were employed in the lo- In 1987, Lankenau and Bryn cal healthcare industry; Mawr Hospitals were incorporat- 3. The potential for the physical ex- ed into the Main Line Health Care pansion of Bryn Mawr Hospital (MLHC) primary physician care net- to be coordinated with Township work, which is a regional healthcare economic development goals in provider focused on the western Phil- Bryn Mawr; adelphia suburbs5. The reorganiza- 4. The reality that both hospitals tion and consolidation of MLHC into were located adjacent to resi- a regional health provider was con- dential neighborhoods and were sistent with national trends toward subject to residential zoning stan- hospital/healthcare consolidation and dards; and differentiation of services. The MLHC 5. That the long range evolution system includes several hospitals in of modern healthcare campuses the western suburbs as well as satel- was incongruent with low densi- lite medical office buildings located ty, single family zoning and new on hospital campuses and in stand medical centric zoning standards alone office centers. would be necessary to accom- Around the time when Lankenau modate future growth and also and Bryn Mawr Hospitals became to mitigate the impacts of more
5 Main Line Health Care website – www.mainlineheath. org. Retrieved March 2013.
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Each ordinance includes neigh- The following legislative intent of the MC - Medical Center District clearly borhood specific development stan- articulates the importance of medical facilities to the Township while dards to direct growth where it will simultaneously recognizing the need for special bulk, area, buffering and have the least impact upon surround- landscape standards to protect surrounding residential neighborhoods: ing residential uses. Lankenau Hospi- It is hereby declared as a matter of public policy that the logical, orderly tal is surrounded by residential uses and appropriate expansion and development of health care facilities in on three sides, so the MC District the Township, in order to meet the long range health care needs of the employed a ‘wedding cake’ approach community, are public necessities and are in the interests of the health, which concentrated future develop- prosperity and welfare of the people of Lower Merion Township. To that ment in the center of campus and cre- end, a separate zoning district is hereby created for the following purposes: ated a greenbelt between health care A. To recognize the locations and types of health care and related uses operations and adjacent residences. in Lower Merion Township and to encourage the development of The Bryn Mawr Hospital complex ex- expanded health care facilities. isted in closer proximity to adjacent B. To provide for the development or further development of large parcels residences than Lankenau, so the of land to service the health care needs of the community while BMMD District was subdivided into assuring a harmonious relationship between such health care uses and the following three sub-areas distin- abutting neighborhoods. guished by the degree of future im- C. To encourage long range planning for health care facilities due to the pact upon abutting residential uses: unique impact of expansion on the provision of public services. BMMD -1 (low impact), BMMD-2 D. To recognize that medical facilities are large scale developments, (medium impact) and BMMD-3 dynamic and prone to change. (high impact). Each sub-area of the E. To recognize that medical facilities have a significant impact on the BMMD District includes appropriate health, safety, welfare and economic development of the community by standards governing specific uses, virtue of their function and their need for growth and expansion. height, and setbacks. Both the MC District and the BMMD District rec- F. To recognize the need to provide for change in the health care facilities within the institutions themselves and to allow the community to ognized that modern healthcare cam- anticipate and plan for the impact of those changes. puses/complexes include multiple buildings, multiple driveways and re- G. To acknowledge that medical facilities have historically been permitted quire significant space for parking. As within residentially zoned districts in Lower Merion Township because such facilities, when properly planned and developed, are not a result, both the MC and BMMD dis- incompatible with such districts and provide the immediate benefit tricts established impervious surface of proximity to those living in nearby communities who may have the limitations in excess of surrounding need for emergency care. residential districts. The Legislative Intent of the BMMD - Bryn Mawr Medical District In 2009, Lankenau Hospital re- is very similar to MC - Medical Center District and also recognizes ceived approval to build 250,000 “the density of development of surrounding areas and ensure(s) the square feet of new building space in harmonious relationship of health care and related uses with surrounding order to accommodate a generational neighborhoods”. modernization of the campus. Devel- opment approval included a new pa- tient building, a new parking garage,
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modernization to existing buildings, purchased and demolished approx- as well as internal roadway and drive- imately 25 homes on Central and way improvements. The moderniza- Summit Grove Avenues between the tion of the Lankenau campus would main campus and the Bryn Mawr Vil- not have been possible without the lage Business District. Additionally, rezoning. approximately 17 residential proper- In 2006, Bryn Mawr Hospital was ties were also purchased and demol- granted land development approval ished along Summit Grove Avenue to construct two surface parking lots, and Old Lancaster Road to accom- a 147,000 square foot medical office modate future expansion plans. The building, an 110,000 square foot surrounding neighborhood and his- medical office building, a structured toric preservation advocates opposed parking garage, and 28 townhouses6. the purchase and subsequent demo- The phased improvements have been lition of the majority of homes on a completed in the past several years. small block, which included older, The approved medical office build- affordable homes, in order to make ing along Bryn Mawr Avenue and a way for future medical related uses. section of the parking garage were The five homes along Pennsylvania planned as a later development phase Avenue were purchased at market and have not been constructed as of rate, demolished, and replaced with 2015. 28 luxury townhouses. The town- Prior to receiving land develop- houses serve as a visual buffer be- ment approval, Main Line Health tween the other side of Pennsylvania Avenue and a new parking structure
6 Lower Merion Township LD #3544 & 3545 and future medical office building.
(l-r) Bryn Mawr Hospital 2000 and Bryn Mawr Hospital 2011
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Trends medical real estate. Current and fu- lation. There is also an opportunity The Township’s aging and affluent ture federal reimbursement levels to link trends towards wellness and population will likely result in a con- will be another factor that will affect fitness into recreational improvement tinued demand by local residents for plans for the hospitals and healthcare efforts, including potential walking high quality healthcare services. Both providers in the future. paths at Lankenau Hospital. Lankenau and Bryn Mawr Hospital The size and resources of both have received land development ap- Issues hospitals create the opportunity for provals for expansion and modern- Traffic will continue to be an issue Main Line Health to work with the ization of facilities. Implementation with both hospitals as they build out Township’s neighboring institutions of land development approvals for and nearby properties develop. Ad- and in the case of Lankenau, an op- both hospitals will take many years ditional development at St. Charles portunity exists to partner with the to complete. Looking forward, it Borromeo Seminary and Lankenau City Avenue Special Services District, is possible that both hospitals may Hospital may generate additional to encourage carpooling, van sharing, amend their phased development to traffic on Lancaster Avenue and Rem- bus ridership with improved services reflect changing health care market ington Road. As traffic in the area and facilities, biking and walking op- needs such as single patient rooms, increases there will likely be contin- portunities to hospitals by employees new technologies and to provide ued pressure to construct a second- and visitors to help mitigate local traf- additional parking. It is anticipated ary access to the hospital in the Penn fic issues. that in the foreseeable future, addi- Wynne area. Increased traffic vol- tional hospital land development will umes on the Lankenau campus and be focused on modernization with- in the surrounding community were in approved footprints. There is the envisioned when the Medical Center potential that Main Line Health will Zoning District was enacted and can work with the Township to provide be addressed through the process structured parking and mixed use outlined in the ordinance. development on Central Avenue con- Future land development in Bryn sistent with the Bryn Mawr Village Mawr will need to be well planned Master Plan. to ensure that the goals of the Bryn An industry wide trend indicates Mawr Master Plan are realized. that non-critical health care opera- Opportunities tions may continue shifting away from Bryn Mawr Hospital and land hospital campuses to other locations, controlled by Main Line Health are including retail sites traditionally oc- a key component of revitalization ef- cupied by banks and video stores. It forts for Bryn Mawr contained within is unknown what impact this trend the Bryn Mawr Master Plan. Likewise, may have on the future development expansion of medical office uses as- 7 within the MC and BMMD Districts . sociated with Main Line Health is It is also unknown what the impact projected to continue. There is the the 2010 Patient Protection and Af- potential to promote satellite medical fordable Care Act will have upon office use in commercial areas of the Township to serve the needs of an 7 CCMI Certified Commercial Investment Member aging, health conscious, local popu- website – CIRE article July 2012
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2) CEMETERIES CEMETERIES MAP
Cemeteries Institutions in Lower Merion Township
TABLE 4.1.3 CEMETERIES Acres Zoning HRI Name Address Village 0.7 RA N Morris Llewellyn Cemetery Youngs Ford Rd Gladwyne 0.7 R2 Y Merion Friends Meeting House Cemetery 597-615 Montgomery Ave Merion Station Sisters Of Mercy-Waldron Mercy-Merion 1.0 R2 Y 272 Meeting House Ln Merion Station Mercy (convent) 2.1 R2 N Harriton Cemetery Millbank Rd Bryn Mawr 3.0 R5 Y Cemetery- Odd Fellows 320 Righters Mill Rd Gladwyne 6.3 RAA/R2 N Har Hasaitim Cemetery Greaves Ln Gladwyne 9.1 R4 N St Pauls Lutheran Cemetery 1339 W Wynnewood Rd Ardmore 17.7 R3 Y Merion Memorial Park/Cemetery Bryn Mawr Ave Bala Cynwyd 81.7 R3 N Westminster Cemetery 701 Belmont Ave Bala Cynwyd R1/RA / 132.4 N Calvary Cemetery Old Gulph Rd Villanova RAA 201.7 R3 Y West Laurel Cemetery 215 Belmont Ave Bala-Cynwyd APRIL 22, 2015 LAND USE 239
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There are 11 cemeteries of var- ious sizes located throughout the Township, including large, sprawling ‘memorial parks’ such as the 132- acre Calvary Cemetery in Villanova and smaller ‘churchyard cemeteries’ such as the 9-acre cemetery adjacent to Saint Paul’s Church in South Ar- dmore. Cemeteries in the Township differ in ownership, structure and operation. For instance, the 82-acre Westminster Cemetery on Belmont Avenue in Bala Cynwyd is operated by SCI International, the largest fu- neral home and Cemetery Corpora- tion in North America. West Laurel Hill Cemetery in Bala Cynwyd is op- erated as a not-for-profit corporation, but the cemetery is also connected to the for-profit Bringhurst/Turner Fu- neral Home located on the cemetery West Laurel Hill Cemetery - 2007 grounds. Collectively, cemeteries occu- maintain facilities. Active cemeteries cation or expansion is most likely to py approximately 456-acres of land have established perpetual mainte- impact surrounding land uses in the throughout Lower Merion and in- nance endowments associated with future. clude some of the largest tracts of new burials; however, sufficient en- The manner in which cemeteries open space and significant historic dowments may not be in place for operate and maintain their grounds resources in the Township. Sever- smaller cemeteries in the Township. is also a topic the Township should al cemeteries in the Township open Many cemetery operations are monitor in coming years. Traditional their grounds to the public for recre- evolving to meet changing societal cemetery operations are huge con- ational or cultural activities. death ritual preferences, making bet- sumers of water, fertilizers and labor ter use of limited land as well as look- to maintain clipped hedges and man- Trends, Issues & ing for alternative sources of revenue icured lawns. There are opportuni- Opportunities to support maintenance. While tra- ties for the Environmental Advisory The perpetual care and mainte- ditional plot burials are projected to Council and local open space orga- nance of cemeteries is an ongoing occur into the future, many cemetery nizations such as the Lower Merion issue for the community, because of operators are experiencing increasing Conservancy to partner with ceme- the potential for poorly or improperly demand for lower cost cremation and teries to institute more sustainable maintained properties to negatively internment in mausoleums. Some landscape practices and stormwater impact surrounding land uses. The cemetery operators are also diversify- conservation projects. There is also 2013 amendment to the conversion ing burial practices to include green, the opportunity for the Township and ordinance includes provisions to ad- chemical free burials, pet burials, and trail advocates, such as the Friends dress maintenance and ownership of to designate sections of their ceme- of the Cynwyd Heritage Trail and existing cemeteries, if the principal teries to specific religions or groups Bridlewild Trails Association to part- use of the property is changed. of individuals, such as veterans. Like ner with local cemeteries to promote Interviews with cemetery oper- other institutional uses throughout public access and trail connections. ators in the Township indicate that the Township, cemeteries are also ex- larger, active cemeteries are financial- ploring generating additional revenue ly stable for the foreseeable future; by using their facilities for third party however, smaller, older cemeteries events. Of these trends the need to may face ongoing challenges in or- generate revenue through diversifi- der to generate sufficient revenue to COMPREHENSIVE 240 PLAN DRAFT
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3) CLUBS, LODGES AND COMMUNITY CENTERS - SOCIAL AND RECREATIONAL CLUBS CLUBS, LODGES AND COMMUNITY CENTERS MAP
Clubs, Lodges & Community Centers Institutions in Lower Merion Township
TABLE 4.I.4 SOCIAL CLUBS, FRATERNAL ORGANIZATIONS, RECREATION-ORIENTED CLUBS, AND COMMUNITY CENTERS
Acres Zoning Category HRI Name Address Village ASDD1 - 0.1 Social Y Main Line Post VFW Ardmore 45 E Lancaster Ave Ardmore MUST 0.1 C1 Social N American Legion Post 547 233 Simpson Rd Ardmore 0.3 R3 Social Y American Legion Post 355 Conshohocken State Rd Bala Cynwyd ASDD2 - 0.6 Social N Masonic Lodge 35 Ardmore Ave Ardmore MUST 0.7 R4 Social N Women’s Club Of Bala Cynwyd 382 Bala Ave Bala-Cynwyd 1.1 RAA Social Y Penn Valley Women’s Club 56 Fairview Rd Narberth 2.3 RA Recreational N The Courts 101 E Old Gulph Rd Wynnewood 2.8 RAA Recreational N Stony Lane Club 1830 Lafayette Rd Gladwyne 3.3 R3 Social N VFW Gladwyne River Road Gladwyne 3.4 R4 Recreational N Cynwyd Club 332 Trevor Ln Bala Cynwyd 8.5 RA Social Y Merion Tribute House Hazelhurst Ave Merion Station 15.3 R2/R7 Recreational Y Merion Cricket Club 325 W Montgomery Ave Haverford Kaiserman Jewish Community 20.4 R3 Community Center Y 45-49 Haverford Rd [1] Wynnewood Center (JCC) Club- Recreational & Golf 306.0 RAA/RA Y Philadelphia Country Club 1601 Spring Mill Rd Gladwyne Course
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This section of the report address- es the physical infrastructure (build- ings and lots) relating to social and recreational clubs rather than the or- ganizations themselves. The purpose of this section is to evaluate poten- tial land use impacts resulting from changes of use by existing organiza- tions or by the replacement by new uses. There is a diversity of social clubs, fraternal lodges, and community cen- ters located throughout Lower Merion Township. Clubs, lodges and commu- nity centers provide opportunities for community members to participate in social, charitable, civic, and rec- reational activities such as meetings, weddings, banquets, or social events. Penn Valley Women’s Club Clubs, lodges and community centers have historically played an import- located in residential districts, with Currently, many of the buildings that ant role in fostering the unique social the exception of the Masonic Lodge once housed prosperous social orga- character that defines Lower Merion. and the Main Line VFW Post which nizations are underutilized compared From a planning perspective, these are located in the Ardmore Special to years past. Meanwhile, buildings institutions are examples of inherent- Development District Transition associated with recreation clubs are ly beneficial land uses, which add val- zones in Ardmore. generally well preserved and have ue to the communities in which they Because of constantly changing undergone sympathetic moderniza- are located and which also provide a social and market trends, social and tions to meet demand. valuable ‘third place’ outside of home recreational clubs exist in a state of or work where people can gather and evolution. In many instances, social Trends interact. and recreational clubs are vestiges Social Clubs and Fraternal th For analysis purposes, clubs, from the late 19 -century and early Organizations lodges and community centers in the 20th-century, before the prevalence Looking forward, social clubs Township can be subdivided into two of mass media and social media. In and fraternal organizations are suc- classes - social/civic clubs and rec- the early 20th-century there were far cumbing to changing demographics, reational clubs/community centers. more active social and recreation aging memberships, and declining There are eight social clubs (ranging clubs, such as Odd Fellows Hall in participation. Over 75% of members th from less than a 1/10 of an acre to Ardmore which became a residential of social clubs are estimated to be over 8-acres in size) and six recre- use, the site of the former Overbrook 45 years of age and older with 25% ational clubs in the Township (rang- Country Club that has become Lan- of all members aged 65 years and ing from just under 2-acres to over kenau Hospital, and the Hamilton above.8 Social club memberships are 306-acres in size). The majority of so- Bridge Club which is now a part of cial clubs and community centers are the Bala School for Young Children. 8 www.bettertogether.org
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not replacing themselves at the rate Philadelphia Country Club (PCC) in lead to the deterioration or loss of that members leave the organization Gladwyne. The 20.4-acre Kaiserman important historic resources. due to age. Additionally, changing Jewish Community Center (JCC) in 2. Declining membership may re- societal patterns have resulted in re- Penn Wynne functions as a commu- sult in reduced revenue and may duced civic engagement across the nity center rather than a private club. lead to a need to expand revenue board and fewer new clubs being The Township’s recreation-oriented generating accessory events, such established. Of the Township’s eight clubs are well established and include as weddings or parties not direct- current social clubs about half are members from within the Township ly related to membership opera- less than fully active. With the ex- as well as from the surrounding re- tions. Expanded accessory uses ception of the Merion Tribute House gion. Interviews with operational may result in conflicts with -sur located in Merion, the Township’s directors of the recreation-oriented rounding land uses. social clubs, which include four clubs indicate that each of the recre- 3. Declining membership may result military veteran lodges, are catering ational facilities is currently experi- in the transfer of a club to another to a shrinking, aging membership. encing healthy levels of membership. club related use of greater inten- The Merion Tribute House located In recent years, each of the recre- sity than the surrounding neigh- on over 8-acres has prospered where ation-oriented clubs has undertaken borhood has become accustomed other clubs have not by broadly di- modest modernization projects in to. Because social clubs are gener- versifying its use by the community order to provide enhanced ameni- ally located in close proximity to for revenue generating events, such ties to meet changing membership adjacent residences and are occu- as weddings. It is conceivable that preferences, including adding pad- pied at infrequent intervals, sur- several of the clubs and lodges cur- dleboard courts, squash courts, well- rounding neighbors have come to rently existing in the Township today ness facilities and changing interior expect a certain degree of down will be repurposed in coming years. dining spaces. It is anticipated that in time between events. It is also important to note social coming years the Township’s recre- clubhouses represent more to a com- ation-oriented clubs will continue to Recreation-Oriented Clubs & munity than just buildings and that modernize their facilities to meet the Community Centers the loss of civic clubs diminishes the desires of changing memberships, in- Generally speaking, recre- civic fabric of the community. cluding adding more family friendly ation-oriented clubs are limited by activities. the maximum impervious surface Recreation-Oriented Clubs limits on their properties and have and Community Centers Issues little opportunity for physical expan- There are six recreation-oriented sion. As a result, recreation-oriented Social Clubs and Fraternal clubs, and community centers locat- clubs in the Township will most like- ed within the Township. The recre- Organizations Projections of continued declin- ly continue to evolve by modernizing ational clubs which are more private and updating existing facilities or by include the 2.3-acre The Courts in ing membership of social clubs in the Township may potentially create replacing existing facilities. Physical Wynnewood, the 2.8-acre Stony expansion may be possible by acqui- Lane Swim Club in Gladwyne, the three land use issues. 1. Declining membership may result sition of adjacent residential proper- 3.4-acre Cynwyd Club in Bala Cyn- ties. Acquisition of adjacent residen- wyd, the 15.3-acre Merion Cricket in reduced revenue for mainte- nance of their facilities and may tial properties may result in increased Club in Haverford, and the 306-acre tensions with adjacent neighbors.
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In 2012, the Main Line YMCA in structures associated with clubs and Ardmore announced that it would lodges to their surrounding neigh- be closing and moving its operations borhood and offers a market based to the new 75,000 square feet, state approach to historic preservation and of the art facility in Havertown. The community conservation. The con- 2-acre YMCA in Ardmore was sold version ordinance permits buildings to a private developer in 2013 and associated with social and recreation plans were approved to redevelop clubs to be converted into multi-fam- the property with a 31-unit, four sto- ily residential uses at the same densi- ry apartment building. ty as the underlying zoning provided that the building is on, or is eligible for Opportunities inclusion, on the HRI. The ordinance Of the fourteen social and recre- provides an alternative to demolition ation clubs, eight include buildings and addresses community concerns on the Lower Merion Township His- over the possibility that new residen- toric Resource Inventory (HRI) in- tial construction could be out of scale cluding the Merion Tribute House, and character with the established the Merion Cricket Club, and the neighborhood pattern. Because of Philadelphia Country Club. Addi- the diversity of clubs, lodges, and re- tionally, the Masonic Lodge in Ard- ligious structures it may be necessary more and the Cynwyd Club in Bala to refine the conversion ordinance to Cynwyd include significant buildings address unforeseen circumstances or that are worthy of preservation and to meet community preferences to could be eligible to be included on permit other low intensity uses, such the HRI. As use of these institutions as arts and cultural uses. changes in coming years, the Town- Going forward, there should be ship should continue exploring ways consideration towards maintaining a to preserve these significant historic certain level of clubs or similar oper- resources. ations within the township to accom- Towards that end, in 2013 the modate community needs. Because Township adopted an ordinance to of the physical relationship that exists permit the conversion of clubs and between clubs and community cen- lodges, along with religious uses, into ters and their surrounding neighbor- multi-family residential uses. The or- hoods, there is also an opportunity dinance responded to numerous re- for clubs and community centers to quests from operators of declining work with Township advisory boards clubs and churches for regulatory or non-profits to maintain historic re- relief in repurposing their buildings sources and to enhance the quality of as an alternative to demolition. The their historic landscapes. conversion ordinance recognizes the important relationship of historic
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4) ENVIRONMENTAL CONSERVATION INSTITUTIONS
ENVIRONMENTAL CONSERVATION INSTITUTIONS MAP
Environmental Conservation Institutions in Lower Merion Township
TABLE 4.I.5 ENVIRONMENTAL CONSERVATION Acres Zoning HRI Name Address Village 21.6 RA N Idlewild Preserve 955 Amies Ln Gladwyne 25.5 RA/R1 Y Saunders’s Woods Preserve 1020 Waverly Rd Gladwyne 30.5 RAA Y Riverbend Environmental Education Center 1950 Spring Mill Rd Gladwyne 41.7 R1 Y Haas Estate 330 Spring Mill Rd Villanova 42.6 RAA Y Henry Foundation for Botanical Research 801 Stony Ln Gladwyne
Lower Merion Township is fortu- ronmental Education Center and the to be used as the headquarters for the nate to have five properties that func- 43-acre Henry Foundation for Botan- Pipe Organ Historical Society. tion as environmental conservation ical Research, are not permanently Environmental conservation in- institutions located in Gladwyne and protected from future development stitutions comprise over 120-acres Villanova. Three of these properties, and each institution could poten- of open space in Gladwyne. These the 22-acre Idlewild Farm preserve, tially transition into another use in institutions play an important role in the 25.5-acre Saunders’s Woods pre- future years. It should also be noted maintaining the low density pattern serve, and the 41.7-acre Haas Estate that in 2015 the Haas Estate in Villa- of Gladwyne by serving as large tracts (a.k.a. Stoneleigh) are permanently nova was granted land development of open space in between developed protected from future development approval for the Natural Lands Trust areas. Environmental conservation in- by conservation easements. The re- to use the property as a native plant stitutions are privately owned and are maining two properties, the 30.5-acre preserve with a walking trail and for not public parks. However, each of main campus of the Riverbend Envi- the house, a class II historic resource, these institutions has some degree of APRIL 22, 2015 LAND USE 245
Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents public open space in the form of trail Riverbend Environmental several varieties of rare magnolias from easements or policies on public access. Education Center across the United States. The operations Each of the environmental conser- In many ways Riverbend functions as of the Foundation have been transferred vation institutions occupies lands of Lower Merion’s nature center and offers to subsequent generations of family mem- former residential estates. These insti- a broad range of camps and educational bers. tutions were created when the larger programs to children from Lower Merion There is uncertainty regarding the long properties were subdivided and sold and surrounding communities. In the past term future of the Foundation. It is likely off. As such, environmental conserva- few years the Riverbend Environmental that the operations of the Henry Foun- tion institutions serve as an excellent Education Center has been able to attract dation will change in coming years and alternative for preserving commu- new investment from the community and that there may be pressure to develop the nity character through preservation as a result the center has been able to ex- property as something other than as a bo- of open space and natural resources pand its educational offerings. Riverbend tanical center or open space. The Henry instead of additional infill residen- currently benefits from excellent manage- Foundation is one of the most significant tial development. The challenge is to ment and governance, but current condi- institutional properties in the Township ensure the financial viability of envi- tions are not a guarantee of future condi- which could evolve into another use and ronmental conservation institutions tions. The Township’s 2006 Open Space dramatically alter its relationship with sur- and that they have sufficient endow- Plan recognizes Riverbend as a temporari- rounding land uses. ments, so they may not be forced to ly protected open space and recommends rely on income generating activities, consideration for permanent protection. Opportunities such as camps. Given its educational mission and the role There are opportunities to manage the that the property contributes to the Glad- evolution of the Township’s two unpro- Trends wyne community, the Township should tected environmental conservation insti- There is an ongoing trend towards partner with Riverbend on ways to secure tutions for the benefit of the community infill development and tear down/re- a permanent conservation easement to en- by working with current or future direc- builds of existing housing in the west- sure that the center remains as open space. tors to ensure the protection of significant ern part of the Township. Dedicated open space and historic resources. Opti- open space provided by environmen- Henry Foundation for Botanical mally, both the Henry Foundation and tal conservation institutions offer a Research Riverbend will be able to continue in their strategy to counter concerns over The 42-acre Henry Foundation for current state well into the future. Howev- densification and loss of communi- Botanical Research was founded in 1948 er, in the event that circumstances change, ty character. There is also a growing by botanist and plant explorer Mary Gib- the Township should develop strategies, trend of educated individuals seeking son Henry as an arboretum for plants such as transfer of development rights or outdoor recreation and environmen- that she collected through remote areas of the use of open space funds, to ensure that tal education opportunities, which the West, Midwest, and Southeast United the conversion/evolution of these proper- are provided by places like Riverbend States. The Henry Foundation plant col- ties preserves their open space and histor- and the Henry Foundation for Botan- lection is world renowned and includes ic resources. ical Research.
Issues The primary issues associated with environmental conservation in- stitutions concern the degree of future public access, but more importantly ensuring that the Henry Foundation for Botanical Research and the River- bend Environmental Education Cen- ter remain undeveloped. The Henry Foundation for Botanical Research and the Riverbend Environmental Education Center are examples of in- stitutional properties which could po- tentially transition into another use or be replaced by a different institution in the same location. Barn from walk fall Riverbend (2) COMPREHENSIVE 246 PLAN DRAFT
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5) ELDERLY HOUSING
ELDERLY HOUSING MAP
Elderly Housing Institutions in Lower Merion Township
TABLE 4.I.6 ELDERLY HOUSING Acres Zoning HRI Name Address Village 1.0 R3 N Golden Living 35 Rosemont Ave Bryn Mawr 1.2 R6A N Symphony House 35 Old Lancaster Rd Bala Cynwyd 1.8 R2/R7 N Sunrise Assisted Living Center Montgomery Avenue Ardmore 6.7 R3 Y Mary J Drexel Home 238 Belmont Ave Bala-Cynwyd 9.3 R7 N Saunders House 100 Lancaster Ave Wynnewood 50.0 R1 Y Beaumont Retirement Community 601 N Ithan Ave Bryn Mawr 63.9 RA/ RAA Y Waverly Heights 1400 Waverly Rd Gladwyne
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There are seven elderly housing Waverly Heights has operated proximity of the newer buildings ob- facilities within the Township, and since 1986 as a non-profit retirement scures its view from most directions, they vary in size and composition. community. A focal point of the cam- this class II historic resource has Beaumont at Bryn Mawr and Waverly pus is the Manor House which was been preserved and much of its in- Heights are classified as Continuing built in 1912 and is listed as a class terior carefully restored9. Beaumont Care Retirement Communities, and II historic resource on the Township’s is one of the few non-profit retire- these are the largest facilities within Historic Resource Inventory. In con- ment communities in the U.S. that is the Township. Waverly Heights re- trast, Beaumont at Bryn Mawr has fully owned by its residents through cently completed an expansion of operated since the mid-1980s and a cooperative real estate member- its facility which expanded its health has not had a major expansion of ship10. The 50-acre campus in Bryn care center by approximately 60,000 its residential units or nursing cen- Mawr has a 50-unit nursing center, square feet and added 23 units to its ter since its opening. At the center 68 villa units, and 131 independent nursing facility. Approvals included of a group of large buildings, in the multi-family units. ten new villa units, eight of which eastern end of the Beaumont Retire- Four properties in the Township were on an acquired adjacent par- ment Community, is the original, are classified as assisted living facil- cel. The current nursing facility has 1912-1914 “Beaumont” mansion; in ities of various ages and sizes. The 98-units (49 skilled nursing and 49 which the Austin family lived until assisted living), 72 villas, and 160 the early 1980s. Although the close 9 Lower Merion Township Historic Inventory Database multi-family units on its 63-acre cam- 10 http://www.beaumontretirement.com pus in Gladwyne.
Definitions: Senior Housing Alternatives The definitions below are intended to provide clarity regarding the use of various terms throughout this section: Independent Living - A housing complex (multifamily, single family, or a combination) that is age-restricted and caters to senior citizens with minimal or no service Assisted Living Facility (Personal Care Home) - A facility in which food, shelter, and personal assistance or supervision are provided for a period exceeding 24 hours for four or more adults, who are not relatives of the operator, who do not require the services in, or of, a licensed long term care facility, but who do require assistance or supervision in matters such as dressing, bathing, diet, financial management, evacuation procedures, or medication prescribed for self- administration. Long-term Care Nursing Facility/Nursing Home - A facility licensed by the Pennsylvania Department of Health that provides skilled or intermediate nursing care (or both levels of care) to two or more patients, who are unrelated to the nursing home administrator, for a period exceeding 24 hours. Continuing Care Retirement Communities - A facility that offers a variety of independent living arrangements for residents, together with medical and nursing services, full central dining accommodations, and educational, recreational, and social activities. Residents are sometimes required to pay a sizable entrance fee as well as a substantial monthly charge in return for all of the services offered, and use of their living accommodations.
Source: Pennsylvania Departments of Health and Public Welfare
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munity. Unfortunately, the home was closed in 2013 and sold to a private developer due to economic concerns. It is anticipated that the property will be developed as a residential use in the near future. Independent living facilities func- tion as residential uses as they offer minimal or no healthcare or staffing services. Therefore, age restricted, multifamily complexes are not in- cluded in this section of the analy- sis. These uses will be explored more fully in the Housing Element and the Residential Chapter of the Land Use Element.
Trends Mary Drexel_238 Belmont Ave The senior population is expected to grow dramatically in the next 25 Mary J. Drexel Home has been oper- to the Lankenau Hospital campus, is years, as the “baby boom” generation ating since the early 1950s, and the the largest of the Township’s assist- ages and people live longer. In 2010, newest facility, Symphony House, ed living facilities with 180 beds. In a high percentage of Lower Merion’s was just built in 2011 on Old Lan- 2001, Saunders House successfully population was aged 65 and over, caster Road in Bala Cynwyd. In obtained a zoning amendment to re- which is higher than the county and 2011, the Mary J. Drexel Home zone the parcel from R3 to R7. At that state statistics. sought conditional use and land de- time, they were contemplating alter- The Montgomery County nursing velopment approvals to expand to ations to the existing configuration home population is declining despite an 80 unit assisted living facility. The of the units and the construction of a large increase in the overall popula- conditional use allowed the legally a new building to address the needs tion and senior population. This most nonconforming use to continue un- of patients suffering from Alzheimer’s likely reflects the following trends; der the provisions of the Historic Re- disease. To date this construction has better health care, the construction of source Overlay District. The condi- not occurred, but it could be permit- more assisted living facilities, health- tional use approval also permanently ted as a special exception in the R7 care policies designed to encourage protected several buildings as class II zoning district. in home care, and better services for historic resources. The Charles C. Knox Home in seniors staying in their own home11. Symphony House and Sunrise of Wynnewood operated for over 50 Montgomery County also projects Haverford, which was built in the years as a small, assisted living facility that the senior population in assist- late 1990s, were both permitted as with 24 units for adults of moderate ed living will increase 30 percent by special exceptions in the R6A and means. The eight-acre Knox family 2025. The need for expansion of the R7 zoning districts, respectively as home, which is a class I historic re- existing elderly housing facilities and homes for the aged. Saunders House, source, was bequeathed in trust as located on Lancaster Avenue adjacent a home for older adults in the com- 11 Housing Plan-Shaping Our Future-A Comprehensive Plan for Montgomery County-2005
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the potential for new facilities will arrangements, such as continuing Waverly Heights and Beaumont have be high in the next 25 years. Due to care and assisted living facilities, in done in the past. market demands, it will continue to their community. Residents desire The continuing care regulations be a challenge to provide housing to remain in Lower Merion. Deter- are designed to meet the demands of options for low income and middle mining the appropriate location for the current and future aging popula- income senior residents in the com- new assisted living facilities and also tion, while also providing protections munity. allowing for the growth of its exist- to the surrounding neighbors. In The Housing Element focuses on ing continuing care facilities will be a 2004, amendments to the regulations trends to encourage seniors to stay challenge. The lack of available land were approved, which increased the in their homes and ensure that the will increase the competition within nursing facility/dwelling unit ratio Township’s services for seniors are the market and may make it more and also permitted the impervious maintained, and expanded if pos- difficult for these types of facilities to surface to be as much as 8% above sible. One of the main objectives of be constructed in the Township in the what is permitted by the underlying the Housing Element is to explore the future. The sidewalk infrastructure residential district. This amendment impact of an aging population and will have to be improved through- allowed for the needed expansion the potential demand for additional out the Township to encourage more of Waverly Heights, and will permit age restricted housing. walkable communities, which is one future expansion of Beaumont. The A newer local trend is the grow- of the main goals of the Circulation impervious surface provisions of the ing need for services for the physical- Element and also a benefit for all res- amendments recognize the different ly and mentally disabled adults liv- idents. impervious surface needs between ing in the community. The disabled single family residential uses and adult population has increased in Opportunities large scale institutional properties the region, and the dynamic of this Any new facilities should be close such, as continuing care facilities. population is evolving. For example, to community facilities and growth If the recently adopted conversion services are not available for autistic areas, which have good access to ordinance proves to be successful in adults over the age of 21, and the shopping, parks, libraries, public preserving and repurposing declining adult population under 65 with am- transit, and senior activity centers. institutions, it could be expanded to bulatory problems, which require full Lower Merion is fortunate to have offer incentives to also promote el- time care services, is growing. Also, excellent community facilities and derly housing options. Challenges people with issues, such as psycho- good access to public transportation; may arise with the special needs of sis, used to have a life expectancy of however the existing private facilities this population and the conversion of 55 and now they are living longer, in more remote locations utilize pri- the older buildings, yet it could be an but the mental health field is not yet vate bus shuttle services. The existing opportunity to satisfy several goals in equipped to deal with this aging in- zoning regulations should be evaluat- the community. stitutionalized population12. ed to ensure senior housing alterna- tives are encouraged in the projected Issues growth areas within the Township. The aging population will like- The two largest continuing care ly result in a continued demand by facilities were built on large estates residents to seek alternative housing and both protected their historic buildings. The Township can contin- 12 Nancy Schofield, a social care worker with the ue to preserve and protect other his- Care Program at Main Line Health; Housing Element toric resources in a similar manner as Meeting Notes: June 18, 2012
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6) PRIVATE EDUCATIONAL INSTITUTIONS
PRIVATE EDUCATIONAL INSTITUTIONS MAP
Private Educational Institutions Institutions in Lower Merion Township
Access to high quality education and approximately 14,100 students ber of private school students within is one of the primary reasons that enrolled in colleges and universities the Township13. many people choose to live in Lower across the Township. While exact en- Private schools play an import- Merion, and the wealth and diversi- rollment figures are not available for ant role in the Township’s overall ty of first rate educational resources pre-kindergarten day care facilities educational system and provide an contributes to the Township’s posi- and other cultural/religious private impressive variety of non-public ed- tion as one of the premier residential schools, it should be noted that stu- ucational alternatives for Township suburbs in the Philadelphia region. dents from these smaller private edu- In 2013 approximately 5,200 stu- cational institutions could easily add 13 US Census Bureau, American Community Survey dents were enrolled in private schools over 1,000 students to the total num- 2010-Three Year Estimates (2008-2010), 1,084 (MOE +/-270)
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Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents residents. Lower Merion is fortunate colleges and universities have the under the age of six are both in the to have several of the region’s elite potential to function more intense- labor force.15 private schools, colleges, and uni- ly than public schools and therefore The community is fortunate to versities within the Township bor- have a greater potential to have com- have at least 28 high quality and di- ders such as, the Shipley School, the patibility issues with their surround- verse Pre-K programs to choose from Haverford School, and Bryn Mawr ing residential neighbors. in Lower Merion. There are six stand College. The Township also includes For the purposes of this report, alone Pre-K schools operating with- a handful of other prestigious edu- private schools have been catego- in the Township, and 13 additional cational institutions including the rized into distinct types based upon Pre-K schools that are associated with Barnes Foundation in Merion, Saint their educational orientation, includ- the numerous religious institutions Charles Borromeo Seminary in Wyn- ing pre-kindergarten schools, private in the Township. Pre-K schools are newood, and the Devereux Founda- schools, colleges and universities, permitted in all residential districts tion in Villanova. and cultural/religious educational in- by special exception and have gen- The significance of the Township’s stitutions. Each of these types of pri- erally been viewed as an acceptable private schools is much greater and vate schools will be analyzed accord- accessory use to religious uses. Nine more complex than simply serving ing to market trends, land use issues of the private schools also provide to complement the public school and planning opportunities. Pre-K and/or kindergarten programs system. Numerous graduates and on their campus. For example, the current employees of private schools Pre-Kindergarten Schools Lane Montessori School in Ardmore reside within the Township and sur- Pre-kindergarten education is a stand alone, newly built facil- rounding Main Line communities. (Pre-K) has been recognized by the ity, while others, such as the Mary’s The history and culture associated Center for Public Education as play- House School of Saint Thomas of with these educational institutions is ing a crucial role in early academ- Villanova, are associated with a larger integral to the character and identity ic development. Studies show that religious institutional campus. Stand of Lower Merion Township and to the students who attain Pre-K education alone Pre-K schools are located on greater Main Line community. grow up more likely to read and do a variety of different sized parcels, Private schools account for 3.8% math at grade level, graduate high ranging from the 0.65–acre Cam- of the land use within the Township school, hold a job, and form more bridge School in Ardmore to the 3.3- 14 and, analogous to other institution- stable families of their own. Because acre Gladwyne Montessori School in al uses, private schools are primarily the Lower Merion School District Gladwyne. located within or adjacent to residen- does not provide Pre-K education Generally speaking, Pre-K schools tial neighborhoods. While similar to and only provides half-day kinder- are a relatively low intensity land use, public schools in their educational garten, private schools provide an because of their limited acreage and mission, larger private schools and alternative for parents seeking addi- their predictable hours of operation tional early educational services. which run approximately from 7 am In addition to providing excellent until 6 pm. Major issues with Pre-K educational opportunities, private Schools involve traffic associated Pre-K education may also function as with pick up and drop off, as well as daycare facilities for working parents, the potential to have more students since many schools provide extend- throughout the summer months with ed care before and after the normal camp offerings. school hours. There are numerous Because the Township remains at- Pre-K schools that also tailor their tractive to young families, it is antic- programs to supplement the half-day ipated that there will be a continued kindergarten provided by the School strong demand for quality private District. Some of the facilities also programs offering Pre-K and kinder- provide typical daycare for much garten education. If the LMSD would younger children in the same build- provide public full day kindergarten ings. According to the US Census education, as funding and space be- Bureau, approximately 60 percent of came available in the future, there Lower Merion parents with children would be an impact to the private
14 President Barack Obama, State of the Union, Febru- 15 US Census Bureau, 2006-2010 American Community Merion Mercy Academy ary 12, 2013 Survey 5 year Estimates, 59.6% (MOE +/-5.9%) COMPREHENSIVE 252 PLAN DRAFT
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schools. The exact impact upon the could be readily repurposed if a new the 34.1-acre Waldron-Mercy-Mer- private schools is unknown, because use were warranted. ion Mercy Campus in Merion (Table many of the schools also include a 6: Private Schools in Lower Merion religious orientation not available in Private Schools (Pre-K – 12) Township 2013). public schools. While a handful of Twelve (12) private schools are lo- Pre-K schools within the Township cated within the Township ranging in include historic resources, it is an- size from the 1.6–acre, Torah Acad- ticipated that the historic structures emy Girls School in Bala Cynwyd to
TABLE 4.I.7: PRIVATE SCHOOLS IN LOWER MERION TOWNSHIP[1]
Size 2012 Historic Resource(s) Name Village Curriculum (Acres) Enrollment (Y/N)
Torah Academy Girls High Bala Cynwyd 1.6 NA Grades 9-12 N
Torah Academy Ardmore 3.8 318 Pre-K-8 Y
French International School 2.4 225 Pre-K-8
Lower Campus [2] Bala Cynwyd 1.6 Pre-K-4 N
Upper Campus Bala Cynwyd 0.8 Grades 5-8 N
St. Katherine’s Day School Wynnewood 2.96 Ages 4 - 21 N
Kohelet Yeshiva High School Merion Station 6.1 108 Grades 9-12 Y
Rosemont School of the Holy Child Rosemont 16 316 Pre-K-8 Y Perelman Day School - Grades K-5 Wynnewood 20.4 226 Y Stern Center [3] [4] Foundation for Islamic Education Villanova 22.9 108 Pre-K-12 Y
Baldwin School Bryn Mawr 24.2 556 Pre-K-12 Y
Haverford School Haverford 25.5 1,013 Pre-K-12 Y
Shipley 31.7 838 Pre-K-12
Lower Campus Bryn Mawr 8.9
Upper Campus Bryn Mawr 15.7 Y
Fields Gladwyne 7.16 N
Waldron Mercy-Merion Mercy Merion Station 34.1 554 Pre-K–8 Y
Friends Central 40.3 978 Pre-K-12
Lower Campus Wynnewood 18.3 Y
Upper Campus Wynnewood 22 Y
TOTAL 229 5,274 - -
[1] Enrollment data was obtained through information available on each individual school’s respective website and/or conversations with the admissions office or other school representative in March 2012. [2] Half of the building and the land is owned by the Township of Lower Merion and houses the Bala Cynwyd Public Library. The other half is owned by the French International School of Philadelphia and houses the school. [3] The school occupies a class II historic resource, which is located on the same property as the Kaiserman Jewish Community Center. [4] Appeal No. 3414 allows the school to operate for grades K-6, but it is currently used for grades K-5. Students in grades 6-8 currently attend the Robert Saligman Middle School in Melrose Park, PA. APRIL 22, 2015 LAND USE 253
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While there is a great deal of re- ligious and cultural diversity among the schools in the Township, as a group they score high in regional rankings in regards to the quality of their academics and their recreational and cultural offerings. Generally, pri- vate schools offer smaller class size and have lower student-teacher ratios than public schools. Some private schools also offer educational, recre- ational, and cultural programs that are not typically included in the pub- lic school curriculum in the region. Because of their excellent facili- ties and extensive program offerings, private schools within the Township draw students from across the region in addition to attracting students from Lower Merion. As an example of the strong regional attraction of private schools in the Township, the Shipley School website includes a graphic il- lustrating the home zip codes of stu- dents attending the school in 2012. The graphic indicates that of the 838 students enrolled at the Shipley School in 2012/2013; approximately half of the students commute to the school from outside of the Township, many from surrounding Main Line communities, with some students from private schools during the eco- er proportion of children to private commuting as far away as Doylestown nomic downtown. While attendance schools within the Township than and West Chester16. at private schools as a whole appears in years past. Private schools like Trends Impacting Private somewhat insulated from recent eco- the Haverford School, the Baldwin Schools nomic fluctuations, a 2015 report by School, and Friends Central School Despite the recent economic re- the Montgomery County Planning are considered ‘regionally elite’ insti- cession, attendance at private schools Commission prepared for the Lower tutions serving a distinct market. It is in the Township remains strong. The Merion School District indicates that anticipated that there will continue to LMSD reported a small increase of families moving into Lower Merion be strong local and regional demand students transferring to public schools Township may be sending a small- for private school education in com-
16 www.shipleyschool.org Retrieved March 2013
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ing years. There is the potential that TABLE 4.I.8: PRIVATE SCHOOL LAND DEVELOPMENT smaller Township private schools or ACTIVITY 2000-2010 other smaller regional private schools Square could relocate to other institutional School Year Description Foot sites in the Township, should they Akiba Construct additions to the school. Convert a 0 become available. Hebrew 2005 residence at 280 Melrose Ave to administrative [1] Elite private schools differentiate Academy offices. themselves from other private and Conditional use for additional impervious surface 0 public schools in several ways, in- 2003 through Historic Resource Overlay District [2] cluding providing state of the art fa- incentive. Construct a new athletic center, practice field, and cilities and programming, in addition 2005 34,500 Baldwin parking areas. to the top rate academic performance School Construct 5 tennis courts and a stormwater of the students. Several of the private 2007 0 management system. schools in the Township completed Install safety netting along New Gulph Road for expansion/modernization projects 2010 0 athletic fields to improve their facilities in the past decade (Table 4.I.8). It is anticipat- Friends 2000 Demolish 4 buildings, construct a science building 42,000 Central ed that this trend will continue, as School 2001 Temporary classroom trailer. 0 evidenced by the number of capital Demolish Van Pelt Hall. Construct a 3-story 2004 69,000 campaigns advertised on the school’s building. websites. Elite private schools also Haverford Demolish Severinghaus Library. Construct differentiate themselves from other School additions to Wilson Hall, a historic resource. 2006 101,950 private and public schools by having Construct a new upper school building and endowments and access to wealthy reconfigure a parking lot. donors and alumni with the means to Katherine’s Demolish portion of a stone wall. Construct 2001 8,100 support major capital upgrades17. Day School addition and stormwater management system. Kohelet 17 New York Times-2008 Yeshiva High 2010 Construct an addition. 3,702 School Merion Construct an addition and 70 new parking spaces. Mercy 2001 24,617 Expansion of a multi-purpose field. Academy Demolish 2 residences and a gym. Construct a 3-story, 25,737 square feet addition. Construct a Rosemont 2006 35,737 School of the new 10,000 square feet gym. Reconfigure parking Holy Child & queuing along Wendover Ave. 2006 Construct two temporary modular classroom units. 0 2004 Install 12-foot fence around the playing fields. 0 Demolish 3 residences, 2 maintenance buildings, a squash court building and a wing of the Old Main Building. Demolish the 50-unit, 37,200 square foot Thornbrook Apartment Building. Construct a 3-story, 49,270 square foot building, a 2,500 2010 71,770 Shipley square feet addition, and a 20,000 square foot School addition to Yarnall Gym. Reconfigure athletic fields and install turf, new scoreboards, portable bleachers and 45-foot high safety netting along Montgomery Avenue. Demolish restroom/storage building & construct a 2009 630 new building. Pave parking area.
TOTAL 392,006 Notes [1] After receiving approval for the project, the school decided to relocate outside of Lower Merion. Building permits were never filed for the approved project. [2] Baldwin did not utilize the additional impervious surface obtained through conditional use. APRIL 22, 2015 LAND USE 255
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A trend that emerged from a re- view of recent land development ac- TABLE 4.I.9: COLLEGES AND UNIVERSITIES IN tivity was the increasingly common LOWER MERION TOWNSHIP tendency for private schools to ‘man- Approx. Size Designated Historic ufacture’ new land by demolishing Name 2012/2013 (Acres) Resources (Y/N) existing structures or adjacent resi- Enrollment dences to accommodate growth. In a Haverford College [1] 7.22 1,200 Y developed, first-ring suburb, such as Harcum Junior College 11.7 1,500 Y Lower Merion, vacant land is scarce. Rosemont College 43.7 900 Y It is likely the Township will see more projects, like the Bryn Mawr Hospi- St. Josephs University (3 sites) [2] 60.5 8,800 Y tal expansion, that involve the dem- olition of numerous residences. For Bryn Mawr College (5 sites) 114.1 1,700 Y example, the recent expansion to the Total 237.22 14,100 -
Shipley School involved the demoli- [1] Haverford College is a total of 216-acres in size and is partly located in Lower Merion Township and partly located in Haverford tion of a 50-unit apartment building Township. and four residences in addition to a [2] Saint Josephs University is a total of 114-acres in size and is partly located in Lower Merion Township and partly located in handful of buildings on the school’s Philadelphia. campus. While institutions tend to be great stewards of the iconic historic structures on their campuses, nearby Colleges and universities range commuting students, and they cater residential neighborhoods feel under- in size, from the 11.7-acre Harcum to a different demographic. standably threatened by the creep of Junior College campus to the 114.1- the institutions into once stable resi- acre Bryn Mawr College campus, Trends Impacting Colleges dential communities. both in Bryn Mawr. Similar to private and Universities Colleges and universities with- schools, the colleges and universi- Colleges and Universities in the Township face many of the ties within the Township are highly There are a total of five colleges same competitive market conditions placed within academic rankings. and universities located within Low- impacting private schools. These in- Some of the colleges and universi- er Merion Township. Harcum Junior stitutions are forced to continually ties provide enough student housing College, Rosemont College, and Bryn provide modern, state of the art ed- on campus to accommodate all stu- Mawr College are located entirely ucational, recreational, and cultural dents, such as Haverford College. All within the Township, while Saint Jo- facilities to remain attractive to stu- of the institutions offer programs for seph’s University and Haverford Col- dents. Colleges and universities are students commuting from across the lege span adjacent municipalities. The also subject to similar capital cam- region. Colleges and universities dif- Philadelphia College of Osteopathic paign and donor driven realities as fer from private schools in that class Medicine (PCOM) and Villanova Uni- private schools. Online education schedules extend later into the eve- versity are also located immediately could have an impact on colleges and ning, particularly to accommodate adjacent to the Township. universities of all sizes, in the manner
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that they provide traditional instruc- or organizations wouldn’t be able to were not adjacent to the university tion and in the increased presence of make. Their financial and organiza- and when the application was sub- online for-profit institutions18. tional wherewithal allows them to mitted by Saint Joseph’s University, The local colleges and universities be patient investors19. It is possible the Township felt that the conver- draw students from around the re- that this trend may impact how lo- sion of non-contiguous apartments gion. However, on-campus housing is cal colleges and universities interact into dormitories set a poor precedent not provided for all college students, with nearby commercial areas in the that could potentially threaten estab- which leads to an increased number future. lished neighborhoods. As a result the of commuting students. Nearly all Zoning Code was amended in 2000 of the students at Haverford College Issues Specific to College to prevent any future expansions of and Bryn Mawr College are housed and Universities student residence halls where the Students of colleges and univer- on-campus; however, nearby PCOM property is not located adjacent to sities require housing, which may be does not provide any student hous- an educational campus. Since Saint provided in dormitories on-campus. ing. Commuting students contribute Joseph’s University submitted the When colleges and universities can- to parking problems and traffic con- application prior to the enactment of not reasonably expand their student gestion in the region. Colleges and the ordinance prohibiting such con- housing facilities on-site, students are universities have started charging versions, the project was approved in forced to seek out off-campus living students for parking. Students seek- 2003. arrangements, which places a strain ing to avoid campus parking fees may A few years later, Bryn Mawr Col- on the available affordable housing choose to find off-campus parking in lege requested that the Township stock in the Township and surround- adjacent residential neighborhoods, re-evaluate its student home provi- ing communities. Off-campus hous- thereby increasing tensions between sions to investigate the possibility of ing also adds to the amount of traffic the residents and students. Off-street allowing students to occupy a limited generated by the institutional uses, parking requirements should be re- number of apartments in the vicin- which contributes to congestion on viewed, and revised if necessary, to ity of their campus. The R7 District local roadways. The Township has ensure that required off-street park- was amended in 2008 to permit a relatively stringent student housing ing is readily available and used for college or university to occupy up provisions in place to protect resi- its intended purpose. to 40%, but no more than 20 units, dential areas that are affordable to Nationally, a historic shift is oc- of an apartment building within 700 low- to moderate- income families, curring as anchor colleges and uni- feet of the institution, for student oc- but parents often sign leases for stu- versities are beginning to re-engage cupancy, provided the college leases dents thereby usurping the special with the communities in which they the units or owns the building. Due exception process. are located and act as economic gen- to the limited scope of the ordinance The last notable increase in dor- erators and developers. For exam- it only impacted Bryn Mawr College mitory units in Lower Merion oc- ple, the University of Pittsburgh and and the nearby apartment buildings curred when the 108-unit Merion Carnegie Mellon have invested sig- located along Montgomery Avenue Gardens Apartments on City Avenue nificantly in the Oakland neighbor- at the time of adoption. This new was converted to a 220-unit student hood of Pittsburgh. These large insti- provision allowed them to accommo- residence hall for Saint Joseph’s Uni- tutions are able to make 30-50 year date student housing needs, without versity. Merion Gardens Apartments commitments that most companies needing to construct a new dormito- 19 Chilcote, Lee. Anchor Institutions Help Shape ry on-campus. 18 Burnsed, Brian. Online Education may transform Pittsburgh’s New Look. www.keystoneedge.com higher education. www.usnews.com April 20, 2011 Retrieved March 2013
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Issues with Both Private in construction of new recreational ated with private schools and colleges Schools and Colleges and or cultural facilities, such as Bald- and universities within the township Universities win School’s athletic center and Bryn revolves around the continuing need There are several issues associat- Mawr College’s Goodhart Hall per- of these institutions to expand or ed with the particular land use char- formance space renovation. In some modernize facilities in order to re- acteristics and operations of larger cases, the buildings, fields, and new main competitive in their market, private schools and colleges and parking facilities are closer to the and the impact of future campus up- universities. The first issue involves campuses’ edges, and therefore clos- grades upon surrounding residential traffic and parking. Because these er to surrounding residences. There neighborhoods. institutions attract students from is concern by neighbors that the new The building boom from 2000- throughout the region, the majority facilities will generate additional 2010 resulted in several schools uti- of students and employees arrive and light, noise, and off-campus parking. lizing creative tools and incentives depart by car, thereby increasing traf- Township codes should be reviewed, provided in zoning regulations, such fic congestion and parking demand at and modified, to prevent light and as historic resource incentives or re- certain points of the day. Many of the noise trespass. serve parking provisions. The major- neighborhoods were developed prior Additionally, the increased use of ity of private schools in the Township to the widespread use of the automo- the new facilities has the potential to have reached their development po- bile, so it is particularly important for extend the hours of use on the cam- tential; future expansion or modern- institutions to provide adequate on- puses. It is reasonable that new facil- ization projects will need to occur site parking in neighborhoods where ities can be utilized by students and through redevelopment of existing residents rely on curbside parking. faculty of each institution; however, facilities or through acquisition of The escort and shuttle services pro- reasonable limits will need to be de- new property. vided by Saint Joseph’s University, veloped to ensure that new facilities The special exception process for Bryn Mawr College, and Haverford are not unreasonably utilized by third institutions is a vestige from the ori- College help to mitigate short trips parties. Camps are incredibly import- gins of zoning at the beginning of the by college students and improve ant to many of the private schools 20th-century, which provided a way connectivity between the campuses as they provide an opportunity for to fit beneficial, yet different land and transit stations. However, the the institution to promote its facili- uses within the rigid structure of a wide distribution of students across ties and recruit new students. Many zoning ordinance. While the Low- the Philadelphia region makes it im- Lower Merion residents and students er Merion special exception process practical to rely exclusively on buses also enjoy the broad variety of edu- has been amended several times over or public transportation to reduce cational and sports camps available. the years, the process fundamentally automotive trips. The second issue However, the increased number of lacks the sophistication to adequately involves the intensity of use of the camps increases the intensity of use address complex development issues campus, particularly during early and hours of operation, particular- associated with larger institutional morning and evening hours and the ly during the summer months and uses constrained to existing sites and potential impact of the extended use on weekends, which creates tension needing to continually modernize in of campus facilities upon the sur- between the educational institutions order to prosper. rounding community. This issue may and nearby residential neighbors. A The special exception approval be compounded by the accessory use predictable process and consistent process lacks specific development of their facilities by camps. Many of regulations should be considered for standards, and as a result surround- the physical improvements under- accessory camp uses. ing neighbors of expanding uses are taken over the past decade resulted The most significant issue associ- often frustrated in their attempts to
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achieve land use compatibility. The reducing impacts upon adjacent res- Opportunities Regarding poor fit between the approval process idences. Private Schools, Colleges and and the reality of the land uses results Revised zoning provisions could Universities in a lengthy, expensive, and often potentially permit additional imper- Together, private schools, col- contentious approval process which vious surface, building coverage, and leges, and universities comprise neither neighbors nor institutions building height in the central portion substantial land holdings and their find satisfying. Unless regulatory of the campuses to accommodate combined student, faculty, and em- changes governing the development growth, while also including specif- ployee populations represent signif- standards and approval process for ic requirements to locate external- icant economic development poten- private schools, colleges, and univer- ity generating uses, such as loading tial for local businesses and services. sities are undertaken, it is anticipated docks or parking lots, farther away Additionally, because numerous in- that future expansion of these facili- from residential uses thereby reduc- stitutions were established over 100 ties will remain expensive and stress- ing the impacts of these site features. years ago, many of these institutions ful to both the institutions and the From a planning perspective, issues contain valuable open space and his- surrounding community. associated with the future growth of toric resources. Careful planning will A review of a decade of develop- private schools can be accommodat- be required to ensure that these insti- ment history and a survey of future ed by creating specific standards to tutions continue to grow in harmony trends indicates that private schools, meet both the needs of the institu- with the surrounding fabric of the colleges, and universities over five- tions and the needs of the surround- community, which means that future acres in the Township have evolved ing community. growth should provide for adequate into a distinct land use beyond what open space, historic preservation, was originally contemplated under the special exception provisions of the Zoning Code. It would be detri- mental to the culture and character of the Township if many other pri- vate schools were forced to relocate or failed to make necessary physical improvements to keep them as elite private schools. It would also be ex- tremely difficult for surrounding res- idential neighborhoods to continue to absorb the potential externalities of expansions closer to the edges of campuses if these institutions contin- ue their pattern of growth. The reality is that in order for these institutions to continue to evolve and to be com- patible with surrounding residential uses, the zoning associated with the larger institutional uses also needs to evolve to include provisions to allow reasonable institutional growth while Rosemont College 2007
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and recreation thereby creating con- The location of Saint Joseph’s Uni- the central operations and offices of ditions favorable to the communi- versity along City Avenue also creates these institutions are housed in con- ty. The following section highlights the opportunity for the University verted historic buildings. They have some potential opportunities for co- to work with the Township and the demonstrated a strong commitment ordinated growth and planning be- City Avenue Special Services District to working with the Township on tween the Township and educational to create more pedestrian friendly re- historic preservation efforts. Future institutions. tail opportunities, such as restaurants revisions to Township codes regard- along City Avenue which could po- ing private educational institutional Economic Development tentially serve students, faculty and growth should continue to incentiv- As of 2013, approximately 19,000 surrounding residents. ize historic resources preservation, students were enrolled in private including outbuildings and prom- schools, colleges and universities in Historic Preservation inent objects such gatehouses and the Township, and approximately Because of the integral relation- walls. one-third that number of people are ship between the historic features employed as faculty and staff at those on their campuses and their desired Open Space Conservation institutions. This population contains institutional character, private educa- Generally, private educational in- significant potential to support com- tional institutions are excellent stew- stitutions have utilized open space mercial activities in close proximity to ards of historic resources. The major- as an organizing design feature of campuses. The 2006 Bryn Mawr Mas- ity of the private schools, colleges, campus development. There are nu- ter Plan (Master Plan) recognizes the and universities within the Township merous examples of leafy green and potential students from proximate in- contain historic resources. Many of scenic vistas associated with private stitutions have to support village-ori- ented retail activities. The Master Plan acknowledged that the local student population is a natural fit to the Township’s goal of enhancing the village character and economic vitali- ty of the Bryn Mawr Village core. The Master Plan also acknowledged that for several reasons, many students bypass the Bryn Mawr Village busi- ness district for attractions in Center City Philadelphia and King of Prus- sia. The Master Plan contains strate- gies for the Township, the Bryn Mawr Business District Association, and local higher education institutions to work together to capture the econom- ic potential of the student population in Bryn Mawr. A more detailed analy- sis of these efforts is contained within the Commercial Chapter of the Land Use Element. Bryn Mawr College
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educational institutions, such as the the Township’s 1993 Scenic Corridor ship operated playfields today. ponds and walking trails of Haver- and Viewsheds Study could potential- Efforts by some neighbors to lim- ford College and the grand allee of ly be an effective tool for designating it use by third parties of institutional weeping cherry trees along the main open space for conservation on insti- playfields, through conditions of ap- driveway of the Baldwin School. tutional properties, similar to how the proval or through private agreements, While many of these open spaces de- Township’s Historic Resource Inven- is in direct opposition to the desires fine these institutions, they also de- tory functions for historic resources. of large segments of the community fine the Township. The preservation The Scenic Corridor and Viewsheds to have greater access to playfields. and enhancement of publicly visible Study could also include standards to Currently, use of institutional fields open spaces associated with private guide landscape management of sce- by third parties is addressed on a educational institutions is of the ut- nic open spaces to ensure that future case-by-case basis through the special most importance to maintaining the institutional growth is in harmony exception approval process, and also established character of Lower Mer- with the established garden suburb through private agreements between ion Township. character of the Township. individual institutions and their Over the past few years there have neighbors. The future reasonable use been several instances where the tra- Recreational Opportunities of institutional playfields by third ditional edges of private institutions Private schools, colleges, and uni- parties is a major issue and should be have been altered by the development versities contain numerous playfields addressed on a Township-wide basis of playfields along the edges of cam- for recreational and athletic use by rather than through private agree- puses. The construction of playfields their students. Reasonable shared use ments between individual institutions themselves are not necessarily the is- of these fields by the LMSD and local and community groups surrounding sue, but the installation of large nets organizations and sports clubs, such those institutions. and supporting poles can alter the vi- as the Lower Merion Little League, sual impact from the public right-of- has the potential to alleviate the over way and result in loss of large canopy use of limited Township playfields. trees. Residential neighbors tend to The other side of this issue concerns request that playfields and poles be potential externalities generated by hidden behind evergreen walls. Ap- the expanded use of institutional propriate landscape standards should playfields by third parties upon sur- be developed to ensure that prop- rounding residences. Use of institu- er landscaping is installed to screen tional open space and playfields has where necessary, while retaining the been incorporated into Township scenic qualities of institutional edg- planning efforts since the first Com- es. Township buffer requirements prehensive Plan in 1937. While the should be reviewed, and revised if Township did plan for future park necessary, to ensure that the edges of and recreation facilities, the method- private educational institutions visi- ology for determining future needs ble from the public right-of-way are incorporated large, private institu- attractively developed with the clas- tional recreational amenities. The sic institutional pattern, which in- abundance of private, recreational cludes features such as canopy trees, facilities early in the Township’s de- stone walls, and hedges. velopment history is one reason why An update and incorporation of there is a limited number of Town-
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Other Private Educational trends have been identified. Howev- and to complement the main galler- Institutions er, it should be noted that like other ies. The building and grounds of the There are five educational insti- large institutional properties, if the Barnes Foundation are a significant tutions within the Township that property’s use were ever to change it historic, cultural, and open space do not easily fit into the categories could potentially impact surround- resource and efforts should be made of private schools, colleges, or uni- ing land uses. to ensure appropriate levels of future versities. Three of these institutions The 12.6-acre Barnes Founda- public access to these resources. warrant planning attention because tion in Merion is an excellent ex- In March 2013, the Philadelphia of their size, history, and the poten- ample of what can happen to an Catholic Archdiocese announced tial land use consequences resulting institution within the Township their intention to sell off a large por- from the future evolution of at least when provisions are not in place to tion of the 73.1-acre Saint Charles two of these properties. appropriately address the issues and Borromeo Seminary in Wynnewood. The 10.8-acre Devereux Founda- impacts associated with institutional It is anticipated that the site will be tion is located on a repurposed estate growth. With the main collection of converted into a residential use, but in Villanova/Rosemont and serves as the Barnes Foundation relocated to the potential exists for conversion of a private educational center for indi- Philadelphia, it remains to be seen some or all of the property to another viduals servicing persons with emo- how the Merion gallery and property institutional use. tional, educational, and developmen- will be utilized. There is the potential The Saint Charles property con- tal disabilities. From all accounts, the to use the Merion site to further the tains significant historic and open Devereux Foundation is a stable land artistic and horticultural education- space resources which should be use and no specific land use issues or al mission of the Barnes Foundation appropriately incorporated into the
TABLE 4.I.10: CULTURAL, RELIGIOUS AND OTHER PRIVATE EDUCATIONAL INSTITUTIONS
Designated Name Size (Acres) Historic Resources Current Use (Y/N)
Barone School of Music 0.47 Y Music instruction
Nelly Berman School of Music 0.55 Y Music instruction
Education center for training of Devereux Foundation 10.7 N [1] individuals servicing persons with developmental disabilities
Barnes Foundation 12.6 Y Art gallery with art education
Saint Charles Borromeo 73.1 N [1] Seminary and administrative offices
Society of the Holy Child of Jesus 16.0 N International congregation
Total 113.42 - -
[1] The buildings are eligible to be listed on the HRI, but the owners have opted out of the designation. Therefore no historic preservation protections are in place.
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redevelopment of the property. The ship by designating that at least half recently enacted Conversion Ordi- of the area being redeveloped be used nance permits the historic structures for passive open space and resource to be converted to a multi-family use, protection. The OSPD provisions provided that the future owner pro- should be reviewed, and amended if vides a façade easement protecting necessary, to provide additional in- the resource. Unfortunately, although centives to promote options for the the buildings at Saint Charles Borro- large, flat open space of Saint Charles meo were found to be eligible for des- Borromeo Seminary to be used for ignation as class I historic resources accessible open space instead of just and for listing on the National Reg- for passive open space. ister of Historic Places more than a The large, flat open spaces of decade ago, they were not placed on Saint Charles Borromeo Seminary the Township’s Inventory. Currently, along City Avenue are potentially the they have no historic preservation last areas of the Township suitable designation. In order to be eligible for use as new playfields. The Town- for a variety of historic preservation ship’s 2006 Open Space Plan and incentives, the structures would need 2012 Parks and Recreation Master to be added to the inventory. Plan indicate that acquisition of addi- Future residential redevelopment tional playfields is the Township’s top of the property will likely be subject open space and recreational priority. to the Township’s Open Space Pres- Presented with the likelihood that ervation Overlay District (OSPD), the Saint Charles Borromeo Semi- which governs residentially used nary property will be redeveloped in properties over five-acres in size. coming years, every planning tool, The OSPD was originally developed including the use of the Official Map, during the redevelopment of estate should be utilized to promote use of type properties in the 1990s to main- parts of the property for additional tain the rural character of the Town- playfields.
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7) RELIGIOUS INSTITUTIONS
RELIGIOUS INSTITUTIONS MAP
Religious Institutions Institutions in Lower Merion Township
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TABLE 4.I.11 RELIGIOUS INSTITUTIONS
Acres Zoning HRI Name Address Village
0.1 BMV4 N Bryn Mawr Gospel Hall 8 Summit Grove Ave Bryn Mawr
0.1 R6A N Mount Calvary Baptist Church 224 Lippincott Ave Ardmore
0.1 R6A N Bethel African M E Church 208 Simpson Rd Ardmore
0.2 R6A N Second Baptist Church 51 S Warner Ave Bryn Mawr
0.2 R6A Y Mount Calvary Baptist Church 127 Walnut Ave Ardmore
0.3 R6A N Saints Memorial Baptist Church 52 S Warner Ave Bryn Mawr
0.3 R6A N Bethel A M E Church 160 Walnut Ave Ardmore
0.3 R6A N The Missionary of Sisters- SFD 205 Cricket Ave Ardmore
0.4 R3 Y St. Christopher’s Church Trustee- Out Parcel 355 Conshohocken State Rd Gladwyne
0.5 R5 N The Main Line Assembly Of God 221 Ashland Ave Bala-Cynwyd
0.5 R6A N Bethel African M E Church 50 S Merion Ave Bryn Mawr
0.6 R6A N Zion Baptist Church 219 W Spring Ave Ardmore
0.6 R4 N St Colman’s Church-Out Parcel 11 Simpson Rd Ardmore
0.6 R2 Y Lubavitch Main Line- Chabad of the Main Line 625 Montgomery Ave Merion Station
0.7 R1 Y Church Of The Redeemer- Out Parcel 223 Pennswood Rd Bryn Mawr
0.8 R2 N Society Of The Holy Child- Out Parcel 1308 Wendover Ave Rosemont
0.8 R4 N Household of Faith Deliverance Church 130 E Athens Ave Ardmore
0.9 R4 N First Baptist Church St Pauls Rd Ardmore
1.1 R6 N Penn Wynne United Presbyterian Church 140 Overbrook Pkwy Wynnewood
1.1 R4 N Cynwyd M E Church 314 W Levering Mill Rd Bala-Cynwyd
1.4 R4 N Congregation Beth Hamedrosh 200 Haverford Rd Wynnewood
1.6 R3 N All Saints Church 1325 Montgomery Ave Wynnewood
1.6 R4 N St Mark Roman Catholic Church 400 Haverford Rd Wynnewood
1.6 R6A Y St Mary’s P E Church & Play and Learn Ardmore 36 Ardmore Ave Ardmore
1.6 R5 N St John Vianney Church 354 Conshohocken State Rd Gladwyne
1.6 R4 N The Lower Merion Synagogue 123 Old Lancaster Rd Bala-Cynwyd
1.7 R2 Y Merion Friends Meeting House 615 Montgomery Ave Merion Station
1.8 R4 N St Luke United Methodist Church 75 Pennswood Rd Bryn Mawr
2.0 R3 N St John Vianney Church Rectory 1110 Vaughans Ln Gladwyne
2.0 R5 N Church Of The Holy Apostles Remington Rd Wynnewood
2.1 R2 Y Merion Friends Meeting House & Cemetery (.7) 597-615 Montgomery Ave Merion Station
2.2 C2/R4 - MUST N St Coleman’s Church 111 Argyle Rd Ardmore
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Acres Zoning HRI Name Address Village
Church Of The Good Shepherd & Play and Learn- 2.4 BMV4/ R6A Y Montrose Ave & County Line Rd Bryn Mawr Bryn Mawr
St Thomas of Villanova Parish & Preschool- 2.7 BMV4/ R7 N 1245 Lancaster Ave Rosemont ”Mary’s House”
2.7 R7 Y First Presbyterian Church 7 W Montgomery Ave Ardmore
2.8 R4 Y St John’s Church & Children’s School at St. Johns 404 W Levering Mill Rd Bala-Cynwyd
3.0 R4 Y Our Lady of Good Council & Harcum College 31 Pennswood Rd Bryn Mawr
3.3 R3 Y Crossworld- Unevangelized Fields Mission 306 Bala Ave Bala-Cynwyd
3.5 R4 N St Matthias Church 134 Bryn Mawr Ave Bala Cynwyd
3.7 R3 N Main Line Reform Temple & Preschool 410 E Montgomery Ave Wynnewood
3.7 R1 N Congregation Beth Am Israel 1309 Hagys Ford Rd Narberth
Presentation BVM Church & Montgomery County 4.0 R4 N 240 Haverford Rd Wynnewood Early Learning Center
4.0 R4 N Ardmore United M E Church & Preschool 216 Argyle Rd Ardmore
4.6 R2 N Beth David Reform Congregation 1130 Vaughans Ln Gladwyne
5.4 R4/R7 Y St Asaphs Rectory & Bala House 27 Conshohocken State Rd Bala-Cynwyd
Lower Merion Baptist Church & Cemetery 6.3 R2 Y 915 New Gulph Rd Bryn Mawr (2.58 A)
6.6 R1 Y Temple Adath Israel 128 Old Lancaster Rd Merion Station
Bryn Mawr Presbyterian Church & Weekday 6.8 R7 Y 637 W Montgomery Ave Bryn Mawr School
The Armenian Church & Ancona Montessori 6.9 R2 Y 630 Clothier Rd Wynnewood School
7.0 RA N First Presbyterian Church & Wetherill School 1321 Beaumont Dr Gladwyne
7.8 R2 Y Temple Beth Hillel-Beth El 1001 Remington Rd Wynnewood
8.9 R1 N St Christopher’s Church & Day School 218 Righters Mill Rd Gladwyne
9.4 R1 N Church Of The Redeemer 230 Pennswood Rd Bryn Mawr
Har Zion Temple & Noreen Cook Center for Early 23.6 R1/R2 N 1500 Hagys Ford Rd Narberth Childhood Education
65.8 RAA Y Palace Missions 1201 Woodmont Rd Gladwyne
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As of 2013, 50 religious institu- ments to the Conversion Ordinance tions of various faiths were actively in 2013 to allow existing religious in- serving Lower Merion Township. stitutions on the HRI to be converted The religious institutions fill a com- to multi-family units in an effort to munity need and their facilities are deter the potential razing of these im- often used by members of the com- portant community features for new munity for ancillary uses, such as day residential development. cares and clubs, which supplement Religious institutions have histor- public activity centers. The religious ically employed ancillary uses to help institutions are primarily located in them achieve their mission. In re- residential neighborhoods near the cent years these uses have increased population they serve. Only four reli- in duration and intensity, which has gious institutions are located in com- negatively impacted the relationship mercial zoning districts. Nearly all of between the institution and nearby the institutions are under 10-acres in neighbors in many cases. size with the only two exceptions be- ing Har Zion Temple & Noreen Cook Opportunities Regarding Center for Early Childhood Educa- Religious Institutions Religious institutions are a vital tion (23.6 acres) and Palace Missions component of the community’s social (65.8 acres). capital and built environment. Ancil- Trends and Issues Impacting lary programs offered at the religious Religious Institutions facilities provide for the needs of Many religious institutions are community members. The Township neighborhood landmarks, but they should work with institutional lead- are subject to change. As demo- ers to develop strategies to allow for graphics evolve in the Township, so these important accessory uses while too does the religious community. limiting the external externalities im- Currently, 20 of the 50 religious insti- pacting nearby neighbors. Addition- tutions occupy a designated historic ally, the impact of the Conversion resource on the Township’s Historic Ordinance should be measured five Resource Inventory (HRI), which years from its effective date to de- affords the structures some level of termine the effectiveness of the new protection. Recognizing that residen- provisions on preserving important tial development pressure will con- community landmarks. tinue to be strong in Lower Merion, the Commissioners enacted amend-
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CONCLUSIONS change in coming years, including the 73.1-acre The first part of this section established that in- Saint Charles Borromeo Seminary in Wynne- stitutional land uses are dynamic and that future wood, and the 42.7-acre Henry Foundation and growth and/or decline of institutional land uses has the 65.8-acre Palace Missions, both in Gladwyne. the potential to impact surrounding land uses to their Given the size of the institutions, which may po- benefit or detriment. Proper planning should be un- tentially relocate and the potential impacts upon dertaken and strategies developed, where necessary, surrounding land uses, strategies should be de- to address existing and projected institutional issues veloped to ensure that future evolution of these of concern to the community. properties is in harmony with surrounding land The preceding inventory and analysis of institu- uses. Additionally, consideration should be given tional uses reveals that there is a diversity of insti- to ensuring that future evolution of these prop- tutional types throughout the Township including erties, particularly Saint Charles Borromeo Semi- churches, synagogues, cemeteries, hospitals, social nary is consistent with broader Township historic clubs and private schools. Furthermore, individual preservation, open space, and recreational goals institutions within each of the institutional catego- including establishment of new playing fields. ries have the potential to impact surrounding land III. Township-wide strategies need to be developed to uses differently according to the particular size and address the use of playfields on private education- location, as well as because of the unique market al institutional properties to ensure that the recre- and societal trends affecting each institution. No two ational needs of the broader community are also institutional types are the same. However, targeted considered when developing strategies to ensure strategies can be developed to potentially address compatibility with surrounding land uses. specific issues and trends associated with different in- IV. In addition to playfields, there are a large number stitutional types in order to ensure that future evolu- of accessory uses, such as summer camps, occur- tion of these land uses is compatible with surround- ring on private educational and religious proper- ing land uses. ties. Strategies currently in place are inadequate While there is diversity among different types of to address projected growth issues associated with institutional uses, the inventory and analysis further accessory uses. revealed that there are several broad land planning V. Individual institutions are integral to the char- themes which should be further explored, including: acter of the Township as they contain important I. Private institutional uses have the potential to historic, environmental, and recreational resourc- greatly impact surrounding land uses. Strategies es that should be conserved and enhanced. Some currently in place are inadequate to address the strategies to address conservation of natural and issues associated with the projected growth of historic are in place, but should be adapted to ad- larger institutional uses. dress changing circumstances. II. The relocation of an institution and subsequent VI. Future growth and the continued use of institu- replacement by another land use, or another in- tional properties are of great concern to the larger stitution, may have significant impacts upon public, particularly residential neighbors in close surrounding land uses. The inventory and anal- proximity to institutions. While strategies to ad- ysis of institutions indicated that, in addition to dress potential issues concerning future growth smaller social clubs (such as the Women’s Club and continued use are in place, these strategies of Bala Cynwyd), and religious institutions (such should be adapted to address changing circum- as the Church of the Good Shepherd), a handful stances. of larger institutional properties may significantly
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Summary of Institutional Land Use by allowing the Land use Committee, members of Recommendations the community and representatives of institutions The review of institutional land use was one of the to work through complex issues. The following is a more challenging undertakings of the comprehensive summary of the outcomes generated by institutional planning process. The Land Use Committee spent 18 land use review process: months understanding the diversity of institutional 1. Improved understanding of Institutions as a land land uses within the Township, reviewing institution- uses and a better understanding of the land use al land use issues and finally developing recommen- implications of different types of institutional uses. dations and strategies to address identified issues. 2. Recommendations to address major institutional The review process recognized the importance of issues including: institutions to the character of Lower Merion Town- a. Relocation/Change of Use ship, identified the diversity of institutional uses b. Accommodating logical modernization with Lower Merion and revealed the land planning of institutional uses/mitigating impacts of challenges of accommodating higher intensity uses institutional evolution upon surrounding surrounded by lower intensity residential uses. The residential neighborhoods process also occurred within context of several recent c. Accessory Uses large scale institutional expansions in different parts d. Approval Process of the Township which fostered an environment of 3. Identificationof planning tools such as Transfer of mistrust between members of the public and insti- Development Rights the Official Map which could tutions. be potentially utilized to address institutional is- In order to tackle the broader, long range land sues. planning issues of all institutions in the Township it 4. Appreciation of continued need to refine regulato- was first necessary to explore the root causes of the ry polices to address general nuisance issues, such current tensions between certain institutions and as light and sound trespass, traffic and on street their immediate neighbors. The review process iden- parking associated generated by higher intensity tified three key objectives: uses in close proximity to lower intensity residen- Acknowledging the contribution that institutions tial neighborhoods. Many of the ‘nuisance issues’ serve in the character of Lower Merion and the are broadly applicable to both higher intensity in- role that institutional land uses play in the Town- stitutional uses and commercial uses and will be ship’s low density suburban land use pattern; addressed through future regulatory efforts. Recognizing that institutions are distinct land uses A variety of recommendations and strategies are requiring specific types of planning and regula- proposed to address identified institutional land use tion; and issues, trends and opportunities (Table 4.I.12). The Balancing the need for higher intensity regional- recommendations are a synthesis of work undertak- ly-scaled institutions to physically evolve while en by staff and the Land Use Committee and address maintaining the low intensity character and charm the analysis of the impact of residential conversion of surrounding residential neighborhoods. of large institutional properties conducted after the While lengthy and sometimes challenging, the conclusion of the Land Use Committees review of in- institutional land use review process highlighted the stitutional land uses. effectiveness of the issues based planning approach
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TABLE 4.I.12: INSTITUTIONAL LAND USE: RECOMMENDATIONS
Issue Addressed by Recommendation Relocation/ Mitigate Accessory Approval Recommendation Change of Impacts of Uses Process Use Expansion
Establish Institutional Zoning Districts/Overlay Districts for institutional uses five-acres and larger LI1 to maintain large institutional properties within the X X X X Township and to guide future evolution of institutional campuses.
Establish specific regulations for institutional uses five- LI2 X X X X acres and larger, particularly private educational uses.
Review and refine the special exception standards governing small scale institutional uses under five- LI3 X X X X acres to ensure that future growth is compatible with surrounding land uses.
Protect valued resources, open space and scenic LI4 X X viewsheds under all future circumstances.
Partner with institutions to optimize the public use of LI5 X playing fields and facilities to serve Township residents.
Discourage the commercialization of institutional properties by developing policies and specific LI6 requirements to limit unreasonable use of institutional X X facilities and to address the increasing demand for accessory camps.
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This section is divided into two sections. The first section summarizes the recommendations and strategies and the second section highlights potential implications of the specific recommendations and identified planning tools in greater detail. It should be noted that the recommendations present a menu of potential solutions to identified issues and that there is overlap between this chapter and the Residential Land Use Chapter. Analysis of the impact of residen- tial conversion of institutional uses is addressed in the Residential Land Use Chapter.
LI1
Recommendation Establish Institutional Zoning Districts/Overlay Districts for institutional uses five-acres and larger to maintain large institutional properties within the Township and to guide future evolution of institutional campuses.
Strategies a. Develop and require ‘concept visualization tools’ to promote improved public understanding of complex land development projects over five-acres in size. b. Develop impact standards for parking, noise, light, hours of operation, stormwater management, traffic generation and views into the property. c. Provide incentives to manage the external impacts of institutional development on residential neighborhoods by providing flexibility in bulk, height, coverage and density standards to enable greater concentration of development in more appropriate portions of a site.
LI2
Recommendation Establish specific egulationsr for institutional uses five-acres and larger, particularly private educational uses.
LI3
Recommendation Review and refine special exception standards governing small scale institutional uses under five-acres in size to ensure that future growth is compatible with surrounding land uses.
Strategies a. Review and refine existing Township regulations addressing general nuisance issues, such as noise, lightand buffering requirements to address technological and regulatory changes. b. Review and refine off-street parking requirements for all uses, not just institutional uses, to ensure that off street parking required by zoning is actually provided and that operational barriers such as user fees for off street parking are appropriately considered.
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LI4
Recommendation Protect valued resources, open space and scenic viewsheds under all future circumstances.
Strategies a. Use the Official Map provisions of the Pennsylvania Municipalities Planning Code (MPC) to designate locations on appropriate institutional properties for future public facilities, including play fields. b. Consider use of the transfer of development rights (TDR) provisions of the MPC to permit the transfer of development rights between institutional properties in order to preserve institutional open spaces determined to be important to the broader community. c. Modify the Open Space Preservation District (OSPD) to apply to all institutional properties five-acres and larger regardless of their zoning designation if they are developed residentially and expand the permitted use of common open space/preservation areas to include active recreation on institutional properties over five-acres subsequently developed for a residential use. d. Encourage institutions to list eligible properties on the Historic Resources Inventory to preserve historic resources throughout the Township. Continue refining township codes to permit neighborhood oriented institutional properties under five-acres to convert to residential uses. e. Update the Township’s 1993 Scenic Corridor and Viewsheds Study identifying landscapes and features visible from the public right of way for prioritized protection. Develop regulatory incentives or other strategies to preserve priority landscapes on institutional properties.
LI5
Recommendation Partner with institutions to optimize the public use of playing fields and facilities to serve Township residents.
Strategies a. Foster relationships with private institutions to encourage the use of playfields and recreational facilities by the Lower Merion School District and Township recreational programs. b. Consider developing policies and requirements to discourage limitations, such as private agreements, which restrict reasonable use of institutional playfields by non-commercial third parties to the detriment of the larger community.
LI6
Recommendation Discourage the commercialization of institutional properties by developing policies and specific requirements to limit unreasonable use of institutional facilities and to address the increasing demand for accessory camps.
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Potential Implications of Merion Township includes an un- In recent years improvements the Institutional Land Use usually high number of institutional to private educational uses on split Recommendations uses. In an effort to ensure harmony zoned parcels have commonly in- LI1Establish Institutional Zon- between higher intensity private ed- volved lengthy legal cases in addition ing Districts/Overlay Districts for ucational uses and adjacent lower to the land development process. institutional uses Five-Acres and intensity residential neighborhoods, The legal questions have stemmed in Larger many other municipalities, includ- part from how to apply the boundary The existing land use pattern of ing Wellesley, Massachusetts and tolerance rules. The establishment the Township reflects the basic land Williamsburg, Virginia, have creat- of a special use district will provide use classifications and land use seg- ed special use districts to govern the clarity and alleviate concerns that regations (residential, commercial, particular characteristics and future currently exist regarding split zoned manufacturing) codified and contin- needs of private educational uses. parcels by framing one clear set of ued forward from the 1927 Zoning As a matter of practice, Lower regulations for all properties within Ordinance. Uses which were recog- Merion Township has previously em- the district. nized as inherently beneficial to the ployed the special use district as a tool An appropriately crafted special community, but which could not to regulate other institutional uses use district will also create a fair and be easily categorized as residential, located in residential districts which predictable approval process for a commercial, or manufacturing, such were determined to warrant more re- specific type of large scale institu- as religious institutions, private edu- fined land use controls to govern the tional uses that provides a comfort cational institutions, and social clubs use, location, and intensity of future level for neighbors and institutions have been regulated through the spe- development. Examples of special in- and also reduces unnecessary time cial exception process. Because the stitutional districts established with- and expense.Why not include Public land use pattern of the Township is in the Township include the Medical Schools in the Special Use District? predominantly residential, the vast Center District (MC) governing Lan- At least initially, public schools majority of special exception appli- kenau Hospital in Wynnewood and are not proposed to be considered cations for institutional uses involve the Bryn Mawr Medical Center Dis- with the Education Special Use Dis- developments within residential zon- trict (BMMD) governing Bryn Mawr trict for the following reasons: 1) the ing districts. Hospital in Bryn Mawr. Pennsylvania Constitution requires During the comprehensive plan- Why Consider an Institutional that a public educational system be ning process, residents adjacent to Special Use District? provided to serve the needs of the larger institutional uses and repre- Many institutions have developed Commonwealth;20 and 2) improve- sentatives of such institutions have their holdings in the last 10 years ments to public school facilities are expressed dissatisfaction with the and now have a different presence primarily funded through public tax length, expense, and lack of specific in their neighborhoods. In order to dollars and careful consideration standards associated with the special ensure compatibility with adjacent must be made to ensure that addi- exception process for private educa- residential neighbors, an institutional tional costs are not incurred through tional uses. special use district is warranted. It is a revised process. Lower Merion Township is sim- anticipated that this district will bet- Public schools also function dif- ilar to many other municipalities ter regulate the use, location, and in- ferently than private schools. While across the country in which colleges, tensity of future growth upon private public schools serve the immediate universities, and private schools are educational campuses greater than located adjacent to residential neigh- five-acres. 20 Pa. Constitution, Article III. B. EDUCATION § 14. borhoods, with the caveat that Lower Public school system.
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population, private schools may have while continuing to impose a costly, also allow for placement of transi- a regional draw, which may contrib- time consuming and often conten- tional uses, such as fields and offices, ute further to issues such as traffic tious step in the approval process. to serve as buffers between higher in- congestion and parking in residential In 1989, the Township enacted tensity campus functions and lower neighborhoods. Article XXVIIIA Continuing Care intensity residential uses. Why Consider a Special District for the Elderly, which established Overlay District versus Zoning Instead of Modifying the Current Spe- specific requirements for continuing District cial Exception Process? care facilities, which are allowed as a Regulations within any one zon- The current special exception special exception in the RAA through ing district must be uniform through- process for institutional uses lacks R6 Residence Districts. This criterion out the district. However, Section a degree of specification and so- was tailored to address the needs of 605 of the Pennsylvania Municipali- phistication to adequately regulate the institution and to reduce negative ties Planning Code (MPC) grants mu- complex, large scale institutional externalities. While it does provide nicipalities the authority to vary such campuses located within residential a certain degree of predictability, the regulations under certain circum- neighborhoods. The special excep- process still involves the addition- stances, thereby providing the option tion process was never envisioned to al step of attaining Zoning Hearing of an overlay zone superimposed be applied to large scale campuses or Board approval for the special excep- upon the established zoning district. the evolution of the institutions’ mis- tion, which adds time and expense to An overlay district has its own par- sions. While it is possible to modify the approval process. ticular explicit rules and regulations, the special exception standards reg- The establishment of a special use which supplement the underlying ulating large scale institutional uses, district would reflect the actual use district provisions. For example, the the resulting modifications would es- of the property and would be craft- Open Space Preservation District is sentially create a special use district ed to promote compatibility between an overlay district, which applies to future development and adjacent all parcels five-acres or larger that are neighborhoods. A special use dis- located within any residential zoning trict would establish standards where district and are used for residential buildings, driveways, loading docks, purposes. This overlay district was and parking lots could be placed on enacted in 1990 with the purpose of the institutional campus and could protecting remaining estates, histor- also regulate the height and mass- ic sites and open space areas within ing of buildings on different parts the Township. This overlay permits of campuses, depending upon their the Township to enforce a different proximity to adjacent residences. set of regulations on these parcels A special use district could include than those that are enforced within standards governing landscaping and the underlying zoning districts. The screening of certain activities, such as following overlay districts currently loading docks. A special use district exist in the Township: Open Space could include incentives for preser- Preservation District, Historic Re- vation of open space and/or historic source Overlay District, Floodplain resources and also include incentives District, Mixed-Use Special Trans- for additional stormwater manage- portation District (MUST), and the ment. A special use district could Rock Hill Overlay District (ROHO).
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An overlay can be applied broad- properties greater than five-acres in tics, which are incongruent with res- ly to the boundaries of institutions size and comprises approximately idential zoning. Private educational with land areas over five-acres, now 1,809-acres of land in the Township. uses often include multiple build- or in the future. However, a specific The three largest cemeteries and the ings, parking areas, driveways, and district developed today would limit Philadelphia Country Club account recreational facilities which are often the boundaries of such institutions to for nearly 40% of the acreage with larger and more intensely used than the time when the district is created, 416-acres at the country club and other residential uses located in res- and does not allow for the same flex- 306-acres at the cemeteries. idential zoning districts. It is proper ibility. Any change to the boundary LI2 Establish specific regula- planning practice that bulk and use of the zoning district would require tions for institutional uses five- standards of a particular district a formal change to the zoning map. acres and larger, particularly pri- should be tailored to most efficiently A benefit of applying an overlay vate educational uses. and effectively address the particular district to institutional uses five-acres Lower Merion Township is home characteristics of the uses within the and larger is that the property may to a wide array of colleges, universi- district and to mitigate unnecessary be developed to the underlying res- ties, and private schools. While the intrusions into other land uses. idential district standards without long term recommendation is to es- The following factors highlight requiring the property to be rezoned tablish an institutional zoning district the need to consider new standards if the institution relocates and is re- for all institutions over five-acres, the for private educational uses over five- developed as a residential use. On establishment of specific regulations acres: the other hand, overlay districts may for private educational uses may be 1. Every private educational use give applicants “two bites at the ap- implemented in the near-term. The five-acres and larger is located ple” whereby if a proposal does not analysis of this report indicated that within a residential zoning dis- meet the requirements of the over- private educational uses five-acres trict. Many private educational lay, they may elect to seek approval and larger function as a distinct land uses five-acres and larger have to develop to the underlying zoning use and have particular characteris- reached the development thresh- requirements instead. It is recom- mended that the particular approach be more fully explored in the imple- mentation phase. In either case, cre- ating a new district or overlay district for institutional uses five-acres and larger would: Allow for more specific require- ments tailored to address the needs of these institutions; Improve predictability in the land development process by estab- lishing a concise set of standards; and Remove the additional time and expense associated with the spe- cial exception process. Fifty-eight (58) institutional
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olds of underlying residential is appropriate, in terms of the public LI4 Protect valued resources, zoning districts, limiting their health, safety, and welfare, for the open space and scenic viewsheds ability to evolve. zoning district in which it is permit- under all future circumstances. 2. Private educational uses five-acres ted, but is subject to specific stan- and larger are subject to market dards and criteria and more detailed Official Map forces and industry standards and formal review. It is important to The Official Map enables munic- which will require future growth recognize that a special exception use ipalities in Pennsylvania to designate and modernization of facilities is neither special nor an exception. It areas for both current and future in order for the institutions to is not a deviation from the zoning or- public land and facilities. The Town- remain viable and competitive dinance, but a permitted use explic- ship is largely developed and land is within their markets. There is the itly listed in the ordinance.21 becoming scarcer and more expen- potential that without additional Lower Merion’s special excep- sive. By designating the property on development potential, some of tion standards for institutions have the Official Map, the municipality is these valuable institutions may been amended several times over saying that in the future that prop- stagnate or choose to relocate. the years, and the piecemeal amend- erty would be a good location for 3. There is the potential for future ments have muddled the clarity of some type of public use. It does not physical evolution on these cam- the standards. Additionally, the spe- mean the municipality will definitely puses to unnecessarily impact cial exception process is often con- be purchasing the property. Under adjacent residential uses, which fusing to applicants and residents. the guise of the Official Map a mu- could be better mitigated if spe- Institutions under five-acres tend to nicipality is simply given a chance cific standards were created to serve the neighborhoods in which to put together a plan for acquiring govern the location and intensity they are located and generally have the property, which it could very well of future physical growth on cam- fewer negative externalities that may decide not to do. The government puses. New standards could per- disrupt the residential neighborhood can acquire land for public purposes mit higher intensity development in which they are located (i.e. signifi- whether or not the municipality has than currently exists on areas of cant traffic volumes, regular overflow an Official Map. The Official Map the campuses farther away from parking, etc). It is recommended that allows for public officials to desig- residential neighborhoods, while institutions less than five-acres in size nate public lands and facilities in a also permitting more appropriate continue to be allowed as a special comprehensive fashion so that they lower intensity campus activities exception use in residential districts are laid out in a comprehensive and 22 closer to adjacent residential uses. throughout the community, but the meaningful manner . Private educational uses over five- special exception standards should Transferable Development acres in size comprise approximately be refined to address the needs of Rights 570-acres of land on roughly 30 par- the institutions and their residential Transfer of development rights cels throughout the Township. neighbors. (TDR) allows the Township to pre- LI3 Review and refine the spe- Approximately 68 institutional serve important historic and cultur- cial exception standards governing properties under five-acres in size are al resources while at the same time small scale institutional uses un- embedded in residential neighbor- directing growth to areas in the der five-acres hoods throughout the Township. community where density may be The Township’s zoning code per- absorbed. The planning tool has its mits institutional uses in all residen- 21 Governor’s Center for Local Government Services, tial zoning districts by special excep- Department of Community and Economic Devel- 22 ---. Frequently Asked Questions. College Town- opment, Special Exceptions, Conditional Uses and ship, PA, 2009. Web. Jan. 2012.
INPUT COMPREHENSIVE 276 PLAN DRAFT
Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents
allure but may be difficult to realize to encourage institutions to add their Nearly 60 private playfields are as there will likely be opposition to properties to the HRI. located in and adjacent to the Town- directing growth to a specific area. In 2013 the Township enacted a ship on college campuses, and pri- Conversion Ordinance to permit re- vate school grounds. Nine public, Open Space Preservation ligious institutions, clubs, and lodg- municipal parks in the community District es to be converted into multi-family offer 18 baseball fields and 16 soccer Sixty-two (62) institutional prop- residential uses at the same density fields25 and the Lower Merion School erties over five-acres in size are lo- as the underlying zoning provided District also has numerous playfields. cated in residential zoning districts that the building was on, or eligible Shared use of the public and private throughout the Township. If these for inclusion on, the HRI. The ordi- fields interspersed in the community properties were to develop residen- nance has already been utilized on may provide mutual benefits to the tially under current standards, at a handful of properties, including Township and its institutions and en- least 50 percent of the land area will the church and rectory at 120 East hance the health of its citizens. be required to be preserved as open Athens Avenue and Odd Fellows in LI6 Discourage the commercial- space, resulting in approximately Gladwyne. Because of the diversity ization of institutional properties 950-acres of open space23. That is of clubs, lodges, and religious struc- by developing policies and specific nearly double the 511-acres of exist- tures it may be necessary to refine requirements to limit unreason- ing passive, public parkland in the the conversion ordinance to address able use of institutional facilities Township today.24 Allowing a portion unforeseen circumstances or to meet and address increasing demand for of the land to be utilized for parks for community preferences to permit accessory camps. active recreation may help to allevi- other low intensity uses, such as arts Approximately 137 institutional ate growing demand for public park and cultural uses. properties are located in residential facilities. Employing a broad based zoning districts throughout the com- planning approach will be critical to Update the Township’s 1993 munity.26 A set of clear and reason- preserving the pastoral environment Scenic Corridor and Viewsheds able regulations should be in place created by the numerous large insti- Study with regards to accessory uses of tutions throughout the community. Up to this point the HRI has been the institutional facilities to ensure limited to designating structures, but that the use may occur in harmony Historic Resource Protection many timeless landscapes and view- with the residential community and At least 63 institutional properties sheds exist along Township road- to avoid the commercialization of are listed on the Township’s Historic ways throughout the community. institutions embedded in residential Resources Inventory (HRI) and many The Scenic Corridor and Viewsheds neighborhoods. more are eligible for inclusion. The Study identified seven scenic roads regulations and review process in in the Township. This study should place help to ensure the protection of be updated and a mechanism should these important community resourc- be put in place to preserve the scenic es. Incentives have been established road corridors. LI5 Partner with institutions to 23 Lower Merion Township, Building & Planning optimize the use of playfields and 25 The Greener & Greater Plan 2012-2021, Lower Dept., 2013 facilities to serve Township resi- Merion Township Parks & Recreation Plan Update, 24 The Greener & Greater Plan 2012-2021, Lower 2012, page 153 Merion Township Parks & Recreation Plan Update, dents. 26 Lower Merion Township, Building & Planning Dept., 2012, page 75 2013
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