Land Use Commercial Land

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Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents

COMMERCIAL LAND USE

TOWNSHIP-WIDE COMMERCIAL LAND USE VISION AND RECOMMENDATIONS

Commercial Land Use Mission Statement Attractive, convenient, and vibrant commercial areas are hallmarks of the finest residential suburbs and are an essential component of good places to live. The Township’s commercial areas are intended to be distinct places, each with their own unique identity, and convenient connections to its surrounding neighborhood. The Township’s commercial areas are civic centers, providing access to public transportation, shopping, employment, and a wide variety of FIGURE 5.28 TOWNSHIP REAL ESTATE TAX REVENUE public and private services. BY LAND USE The Township’s commercial areas are places for communal gathering, 0.1% Public Utilities socializing, and their design and op- 0.2% Other eration should be a source of commu- 0.3% Institutional nity pride. 0.7% Land 1.6% Hospital & Medical Background Vibrant and attractive commercial 8.7% Multiple Family Residential districts are an integral component of a successful residential suburb. Al- 11.1% Commercial though only 4% of Lower Merion’s land area is comprised of commercial use, commercial real estate taxes account for 11% of the Township’s real estate tax revenue (Figure 5.28). 77.3% Single Family Detached Dwelling Additionally, business and mercantile real estate transfer tax, franchise fees and other various licenses and permits account for over $10 million of the Township’s revenue.1 Traditionally centered on public transit nodes, along heavily traveled streets or at prominent intersections, suburban commercial districts are a restaurants, dry cleaners, florists, and or informally socialize. Because of natural extension of their immedi- post offices. The Township’s various their prominent locations along ma- ate residential neighborhoods and commercial districts are essentially jor roadways, the visual appearance provide locations for the day-to-day the “downtown” of their respective of commercial districts helps define services and operations necessary for neighborhoods, places where resi- the identity of the neighborhood modern life, such as grocery stores, dents can conduct business, gather, which it represents.

1 Lower Merion Township Budget, 2015 COMPREHENSIVE 244 PLAN

Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents

Planning Assumption er density residential neighborhood though the survey was not statistical- The Township has a sufficient which they serve. Commercial dis- ly valid, it did provide a framework to supply of land designated for com- tricts should be encouraged to “ful- understand the ideas, opinions and mercial activities to serve local needs ly-function” as commercial areas as concerns of residents and business and support the local tax base (Fig- long as commercial activities do not owners. Stakeholder interviews were ure 5.29). No net increase in com- unreasonably intrude into non-com- also conducted with local business mercial areas is recommended, but mercial areas. Specific regulations owners to discuss factors impacting it is recommended that there be no should be crafted to address off-site community businesses. Understand- further loss of commercial land area externalities from commercial uses. ing the citizens’ needs and interests to non-commercial land uses. Capital and programmatic improve- was necessary to help formulate Lower Merion Township will ments have been identified to im- commercial area recommendations continue to attract residential devel- prove the functionality, vitality, and to benefit the community overall. opment so care should be taken to appearance of various districts. The proposed recommendations ensure that areas currently designat- were thoroughly vetted by the Land ed for commercial land use remain Planning Approach Use Committee at 13 separate pub- commercial and that commercial ar- The Land Use Committee identi- lic meetings held in 2013 and 2014. eas evolve to serve community needs. fied thirteen (13) distinct commercial Commercial area recommendations districts distributed across the Town- focus on maintaining the unique Planning Intent ship. Each commercial district has identity of each commercial district The primary intent of the com- been evaluated according to its spe- while functionally integrating adja- mercial land use recommendations is cific location within the Township as cent districts together into a Town- to improve the vitality, functionality, well as its particular function within ship-wide commercial plan in order and appearance of the Township’s the Township’s overall Commercial to achieve transportation efficiencies commercial districts and to ensure Land Use Plan. A public opinion sur- and to establish an attractive, visually that higher intensity commercial uses vey was conducted for each of the coherent streetscape. are properly integrated with the low- commercial areas (Table 5.31). Al-

FIGURE 5.29 PERCENT COMMERCIAL FIGURE 5.30 PERCENT TOTAL COMMERCIAL NET PROPERTY TAX REVENUE BY LAND USE LEASABLE AREA BY LAND USE

1% Industrial 1% Industrial

21% Mixed Use 21% Mixed Use

28% Retail 24% Retail

50% Office 54% Office

Data source: Montgomery County Board of Assessment, 2013 Data source: Montgomery County Board of Assessment, 2013 LAND USE 245

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TABLE 5.31 COMMERCIAL AREA SURVEY RESPONSES

Other (e.g., employees, elected Land Use Residents & Civic Business officials, frequent visitor/ District Total Committee Staff Group Members Owners shopper) Penn Wynne (Manoa Road) 106 13 4 83 1 5 Penn Wynne (City Avenue) 38 12 4 22 0 0 Gladwyne 44 11 5 18 4 6 Merion-Cynwyd 277 9 6 250 4 8 10 Penn Valley 184 18 7 129 7 Plus, 13 from Narberth Bala Avenue 107 9 5 64 5 24 Rock Hill Road 49 8 5 26 0 10 City Avenue North 31 7 4 13 3 4 City Avenue South 33 8 4 13 1 7 Ardmore 282 10 9 166 64 33 Wynnewood 215 8 9 168 5 25 Haverford 31 7 7 14 0 3 Bryn Mawr 90 8 9 55 12 6 Total 1,487 128 78 1021 106 154

Commercial Area Typologies For planning purposes, each of the Township’s commercial districts can be broadly classified into one of four typologies based on similarities between various characteristics including service area, scale, and relationship to the transportation network. The four commercial area typologies serve as the framework for the commercial area recommendations. There are general recommendations addressing the unique characteristics of each typology and specific strategies relating to each district. A detailed summary of the characteristics of each commercial area typology and a map of the Township’s commercial districts are provided on the following pages. COMPREHENSIVE 246 PLAN

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“Village” — Lower Merion’s Villages are physically compact, convenient, walkable commercial areas that serve the immediate residential neighborhood with small-scale office spaces and local retail and services while maintaining a historic village form and scale. Residential uses play a minor role in the Villag- es and may be located in space over street-level commercial uses. “Neighborhood Main Street” — Neighborhood Main Streets characterize the commercial uses along Montgomery Avenue, Rock Hill Road and parts of Lancaster Avenue and City Avenue. These districts have generally developed haphazardly over time and lack visual or functional continuity. In this con- Gladwyne text Neighborhood Main Streets are more auto-oriented than Traditional Main Streets and may also include more national chains. Residential uses are secondary in Neighborhood Main Street commercial areas and, if residential uses are located within Neighborhood Main Street commercial areas, they should be located above street level retail and include adequate parking to not conflict with commercial uses. “Traditional Main Street” — Traditional Main Streets characterize the Township’s traditional shopping districts of Bryn Mawr, Ardmore, and Bala. These districts developed around train stations and have expanded linearly over time. Traditional Main Streets serve the entire township and include a Suburban Square variety of retail and service uses. Residential uses are integral to these districts and are located in mixed use buildings over street level commercial. Tradi- tional Main Streets are pedestrian-oriented, fine grained, and include shared parking facilities, centralized municipal parking, and unique public gathering spaces. “Regional Center” — The Regional Center typology encompasses the regional office and commercial uses along the City Avenue corridor. The goal of the Regional Center is to transform the predominant auto-oriented, office based environment into a more functionally diverse live/work/shop environment and a pedestrian-friendly district. The Regional Center has a regional Bryn Mawr Theater service area for office uses and a more township-wide orientation for commercial uses. Residential uses are integral to the Regional Center and may be vertically or horizontally integrated. The Regional Center has been designated as the primary growth area within the Township. As a result, there is great opportunity to expand transportation options in the Regional Center and to integrate on-site greening and civic space as properties redevelop over time.

**While this plan addresses the major concentrations of commercial land use throughout the Township, there are a handful of smaller, individual commercial sites scattered throughout the Township. These uses are primarily low City Avenue intensity, neighborhood-oriented uses such as corner stores and restaurants. It is recommended that specific standards be prepared to ensure that these smaller uses continue to harmonize with their neighborhoods, where appropriate.** LAND USE 247

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Recommendation Categories maximize the use of the existing each of the 13 commercial districts. Use — These recommendations parking supply and to identify op- The Comprehensive Plan acknowledg- define the specific uses within portunities to increase the parking es that future growth with the Town- each of the commercial areas, in- inventory where needed. ship will primarily occur through infill cluding the role that residential Greening — Large trees and lush of scattered vacant lots, small subdivi- use contributes to each typology. landscaping contribute signifi- sions, or tear down/rebuilds of existing Form — Commercial districts are cantly to Lower Merion’s natural properties, conversion and/or modern- prominently located along major beauty as one of the first garden ization of institutional properties, and roadways and as a result they vi- suburbs. While residential neigh- redevelopment/modernization of com- sually define the areas which they borhoods offer scenic vistas the mercial properties. serve. Recommendations will en- commercial areas often lack street To address the different types and sure that future developments cre- trees or landscaping. Each com- unique impacts of future growth upon ate visually attractive and appro- mercial typology has been identi- the existing community the Compre- priately-scaled architecture and fied for a particular type of green- hensive Plan includes three distinct streetscape. ing treatment based on its scale sets of growth management strategies. Historic Resources— Many of the and location to the road network. The growth management strategies are Township’s commercial districts Civic Space — Commercial areas based the physical and environmental include historic properties and provide a place where residents characteristics where growth will oc- embody a unique character and can interact and gather. Recom- cur, address the desired density and scale that serve as planning assets mendations are intended to pro- form of the new development and en- for the Township. mote inclusion of appropriately sure that new growth is appropriately Public Transportation — Com- scaled and located civic space. coordinated with other planning ef- mercial districts developed in Partnerships— By partnering with forts, particularly stormwater manage- accordance with the public trans- extra-governmental organizations ment and circulation. portation network and are situat- and groups stakeholders, the Infill Strategies - Infill strategies ed on or adjacent to transit nodes. Township can advance the vision are primarily oriented towards refin- Recommendations ensure that fu- of a particular district through ing the replacement and moderniza- ture improvements enhance and programming or targeted im- tion of structures within an established promote access to public trans- provements. and desirable built environment. Infill portation network. strategies encourage building form that Vehicular Circulation — Com- Strategies is consistent with neighboring proper- mercial districts are located along The strategies outlined in this plan ties and focus on design standards to heavily traveled roads within the will be implemented through public ensure harmony between new con- Township and the intensity and actions, private actions, extra-govern- struction and the established pattern. form of commercial uses impact mental actions, or a combination of Preservation Strategies – Pres- the Township-wide road network. the three. Public actions are primarily ervation strategies incorporate infill Future improvements to commer- initiated by the Township including strategies and also address areas of en- cial areas should be designed to capital expenditures, regulatory con- vironmental sensitivity and/or historic improve roadway efficiency. trols, and partnerships with adjacent merit, such as the Gladwyne Historic Pedestrian and Bicycle Circulation municipalities. Private actions are District. — Commercial districts are locat- primarily initiated by private entities Redevelopment Strategies – Re- ed in close proximity to residen- such as commercial business owners, development Strategies are designed tial neighborhoods. Recommen- commercial property landlords, or to guide the targeted redevelopment dations are intended to promote business improvement organizations. of commercial areas. Redevelopment safe, accessible pedestrian and Extra-governmental actions are under- strategies promote the upgrading of bicycle connections from adjacent taken by smaller independent organi- the built environment through archi- residential neighborhoods to re- zations such as civic associations or or- tectural and landscape design stan- duce strain on major roads and to ganizations with a specific focus, such dards, as well as necessary transporta- avoid unnecessary use of limited as the Lower Merion Conservancy. tion improvements such as new roads, parking spaces. wider sidewalks or multi-use trails. Re- Preservation, Infill and Parking — Parking is essential to Redevelopment development strategies are designed to suburban commercial districts but Strategies were developed for the allow the targeted, high-quality mod- it is difficult to increase supply Township overall, for each of the four ernization of commercial areas while in already-developed areas. Rec- commercial area typologies and for preserving/modernizing core historic ommendations are intended to assets within commercial districts. COMPREHENSIVE 248 PLAN

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TABLE 5.32 COMMERCIAL LAND USE BREAKDOWN BY COMMERCIAL AREA TYPOLOGY Assessed Value Municipal Tax Commercial NLA Parcels % NLA Mixed Use $ 2,548,790 $ 10,680 36,283 14 41% Retail $ 3,216,330 $ 13,477 35,140 5 40% Office $ 2,211,360 $ 9,265 16,549 4 19% Villages Total $ 7,976,480 $ 33,422 87,972 23 Mixed Use $ 49,035,930 $ 205,461 491,596 110 28% Retail $ 65,510,880 $ 274,493 689,772 67 39% Office $ 48,638,490 $ 212,656 515,384 57 29% Industrial $ 6,878,090 $ 16,521 62,890 8 4% Main Streets Neighborhood Total $ 170,063,390 $ 709,131 1,759,642 242 Mixed Use $ 110,653,935 $ 463,648 1,456,052 295 45% Retail $ 115,611,810 $ 484,413 1,062,490 87 33% Office $ 57,914,670 $ 242,658 647,660 53 20% Streets Industrial $ 2,157,650 $ 9,041 40,751 4 1%

Community Main Total $ 286,338,065 $ 1,199,760 3,206,953 439 Retail $ 29,810,660 $ 124,907 380,039 4 9% Office $ 273,320,460 $ 1,145,210 3,817,552 24 91% Center Regional Total $ 303,131,120 $ 1,270,117 4,197,591 28 Mixed Use $ 162,238,655 $ 679,789 1,983,931 419 45% Retail $ 214,149,680 $ 897,290 2,167,441 163 33% Office $ 382,084,980 $ 1,609,789 4,997,145 138 20% wide Industrial $ 9,035,740 $ 25,562 103,641 12 1%

Overall Township- Total $ 767,509,055 $ 3,212,430 9,252,158 732 Data Source: Montgomery County Board of Assessment, 2013 FIGURE 5.33 PERCENT COMMERCIAL PROPERTY TAX REVENUE BY TYPOLOGY Lower Merion Township 1% Village Population Density and Food Store Distribution

Observations Most of Lower Merion’s food 22% Neighborhood Main Street stores are located on major roadways such as Lancaster Avenue, Montgom- ery Avenue, and City Avenue (Map L30). 15% of Lower Merion’s population lives within a ¼-mile radius of a full-scale grocery store (approximately “walking distance”). 80% of Lower Merion’s population lives within a 1-mile radius of a full- 37% Traditional Main Street scale grocery store (distance shown with dark red circles). 40% Regional Center

Data Source: Montgomery County Board of Assessment, 2013 LAND USE 249

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L30 LOWER MERION TOWNSHIPLower POPULATION Merion Township DENSITY Population AND FOOD Density STORE and FoodDISTRIBUTION Store Distribution MAP

Lower Merion Food Stores

FAYETTE Store Type ! Full-Scale Grocery Store ! Large Specialty Food Store ! Small Specialty Food Store

MATSONS FORD ! Convenience Store Lower Merion Population Density 2010 Population / Acre 0 - 4.209 4.21 - 10.37 SPRING MILL 10.38 - 19.36 19.37 - 40.14 Legend 40.15 - 85.24 Lower Merion Food Stores HOLLOW 1-Mile Radius Store Type GREEN

! Full-Scale Grocery Store COUNTY LINE MONTGOMERY ! Large Specialty Food Store LANCASTER

CONSHOHOCKEN STATE ! Small Specialty Food Store RIDGE CITY AVENUE ! Convenience Store BELMONT BUCK Lower Merion Populatio Density

BALA 2010 Population/Acre WINDING

WYNNEWOOD 0 - 4.209 BOWMAN 0.25 0.5 1 1.5 2 CITY 4.21 - 10.37 Miles 54TH 10.38 - 19.36 Montgomery HAVERFORD 19.37 - 40.14 County ¯ 63RD Planning 40.15 - 85.24 Commission Base map prepared October 2013

Montgomery County Courthouse - Planning Commission PO Box 311 Norristown, PA 19404-0311 1 - Mile Radius (p) 610.278.3722 (f) 610.278.3941 planning.montcopa.org This map is based on 2010 ortho photography and official sources. Property lines were compiled from individual block maps from the Montgomery County Board of Assessment Appeals, with no verification from the deed. This map is not meant to be used as a legal definition of properties or for engineering purposes. TOWNSHIP LINE Data Sources: 2010 U.S. Census, Montgomery County Board of Assessment, Field Observation

Commercial Needs Analysis2 While the existing retail square TABLE 5.34 PERCENT OF TOTAL In 2010, the Township’s median footage is roughly 30% greater than JOBS BY NAICS INDUSTRY SECTOR household income was $111,165, of the calculated retail need, it does allow % of Total which $21,148 is used for consum- for a small vacancy rate and the addi- NAICS Industry Sector Jobs er retail expenditures according to tional retail square footage needed to the Bureau of Labor Statistics. With foster a competitive marketplace. Health Care and Social Assistance 25.00% 22,473 total households in Lower This analysis only looks at the Merion Township, the total average retail need generated by township Retail Trade 11.10% household expenditures on retail households, and assumes it is all goods and services is $475,259,004. spent within the township, and does Using an Urban Land Institute es- not reflect the retail demand generat- Finance and Insurance 10.70% timate of $250 in expenditures per sq. ed from outside the township. Specif- Professional, Scientific, and ft. of retail space, the estimated retail ic retail centers with a larger regional 8.50% Technical Services square footage needed to satisfy the market, such as the City Avenue cor- Township’s total retail expenditures is ridor, will need to consider consumer Administration & Support, Waste 7.10% 1,901,036 sq. ft. expenditures for a wider geographic Management and Remediation Based upon Montgomery Coun- area when determining retail need. ty Board of Assessment Appeals data Top Five Employment Sectors Data Source: US Census, OnTheMap Application, for “goods and services” oriented re- http://lehdmap.ces.census.gov, 2011] tail uses, including the first floor of In 2011, 36,301 persons were em- mixed use buildings in Ardmore and ployed in Lower Merion Township. Bryn Mawr, the Township’s existing 93% of those commuted from outside retail square footage is no more than the Township to get to their jobs. The 2,274,938. top five employment sectors in 2011 included major retail and professional office sectors that contribute to Lower 2 Data sources: Bureau of Labor Statistics; Urban Land Merion’s commercial districts (Table Institute; U.S. Census; Montgomery County Board of Assessment, 2013. 5.34). COMPREHENSIVE 250 PLAN

Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents

Summary of Township-Wide Recommendations

Land Use

LC1

Recommendation Revised zoning should reflect existing commercial land use and provide appropriate controls for residential properties, such as appropriate buffers and design standards to ensure the orientation of commercial activities away from residences. Narrative: By matching future zoning boundaries to existing commercial land use, adjacent residential properties will be better protected from the externalities of commercial land use through strong landscaped buffer and build-to line requirements. A well-maintained, landscaped buffer along all property lines that abut residential properties will reduce the impact of noise and light attributed to commercial land use.

FIGURE 5.35 IMPLEMENTATION OF RECOMMENDATION LC1

BEFORE AFTER

LC2

Recommendation Revise commercial zoning, where applicable, to create pedestrian-scaled commercial districts by requiring ground level retail and traditional business district office and service uses in all commercial areas.

LC3

Recommendation Revise zoning to limit number of large box stores with regional service areas.

Form

LC4

Recommendation Revise commercial zoning, where applicable, to ensure proper placement of buildings to promote appropriately scaled commercial buildings fronted by an attractive, pedestrian- friendly streetscape. LAND USE 251

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LC5

Recommendation Initiate a “Design Summit” with car dealerships within the township to improve the appearance, function, environmental sustainability, and retail viability of the Lancaster Avenue corridor.

LC6

Recommendation Develop appropriate bulk and setback controls to achieve desired form for each commercial area (Table 5.36).

LC7

Recommendation Develop design standards to promote traditional Village/Downtown/Main Street character using the Ardmore Storefront Design Guidelines as a template.

LC8

Recommendation Manage and expand Township façade improvement grant program as appropriate.

Historic Resources

LC9

Recommendation Identify priority historical assets within commercial areas and incorporate them into commercial area planning as a means of adaptively repurposing and permanently protecting historic resources. Develop strategies to promote the desired form of commercial areas while accommodating appropriately scaled and designed new development.

Greening

LC10

Recommendation Prepare Township-Wide Streetscape Standards for each commercial area typology. Require greening, bicycle, and pedestrian improvements with new development and work with private property owners and business associations to make such improvements to businesses not undergoing redevelopment. Narrative: Attractive landscape architecture and large trees are defining characteristics of Lower Merion. While these green elements are prominently incorporated into the design of residential neighborhoods, the Township’s commercial districts often lack consistent greenery resulting in an unattractive public realm that lacks visual cohesion. Improving the appearance of the commercial areas through additional greenery is a major focus of the commercial land use recommendations. It is recommended that a Township-wide Streetscape Plan be developed to serve as the basis for comprehensive design standards for the Township’s commercial area to help ensure that future public and private improvements are directed towards the common vision of an attractive and green commercial area. The commercial streetscape is composed of numerous elements including sidewalks, landscaping, lighting, utilities, signage, and furnishings. The Streetscape Plan will include guidelines for the design and placement of these elements and recommended projects to create a safe, attractive, and functional public realm within the Township’s commercial areas. COMPREHENSIVE 252 PLAN

Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents

LC11

Recommendation The Township should continue to coordinate with civic associations and local business owners to improve village streetscape. Particular emphasis should be placed on screening/ greening existing parking lots.

LC12

Recommendation Provide specific regulations and/or incentives to integrate stormwater management and site greening throughout commercial areas (e.g., green parking lot ordinance).

Civic Space

LC13

Recommendation Identify appropriate locations for permanent or seasonal civic space in all commercial areas and ensure that areas considered for public gathering space are appropriately landscaped.

LC14

Recommendation Consider establishing a procedure for applicants proposing large scale commercial development offer to present their development plans at a meeting of a recognized community organization with boundaries that include the applicant’s property and if the community organization desires to hold a meeting, it must be completed before Township action on the applications. Narrative: Different types and scales of civic space are appropriate for each commercial area typology within Lower Merion Town- ship. It is recommended that appropriate locations for both permanent and seasonal civic space be identified for each commercial area. New civic space areas will be integrated with comprehensive streetscape improvements.

King of Prussia (Source: King of Prussia BID and Weld Photography) Suburban Square (Source: Suburban Square) LAND USE 253

Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents

FIGURE 5.36 COMMERCIAL AREA TYPOLOGIES CHART

Commercial Area Characteristics Use Form Transportation Character District Type Service Area Commercial Role of Residential Desired Form Relationship to Public Relationship Parking Relationship to Public Greening Civic Space Mix Land Use within the Transit Network to Vehicular Pedestrian and Bicycle Commercial Area Transportation Network Network Penn Wynne Specifically Primarily local Residential apartments One- to two-story Limited bus access Located at a neighborhood On-street parking available; Complete sidewalk network Small-scale greening Streetscape is primary oriented to services (i.e., on 2nd floor, but not buildings with access intersection. Focal point of off-street parking located to with direct pedestrian standards (i.e., civic space. Parking serve the restaurants, provided in stand-alone from the street; compact, neighborhood the side and rear of buildings connections to adjacent window boxes, lots used for seasonal/ Gladwyne immediate hardware stores, structures walkable, buildings with neighborhoods and bicycle planters, street trees) temporary gathering neighborhood coffee shops) small footprints accessible activities VILLAGES

Rock Hill Road Neighborhood, Variety of services Residential is secondary Multi-story, low- to Varies, some regional rail Located on primary road On-street parking available; Complete sidewalk network Street trees; Streetscape is primary with some and retail. May and complementary mid-rise buildings with and some bus. off-street parking located to with direct pedestrian landscaped setbacks; civic space; often Penn Valley destination or may not to commercial use. If ground floor commercial the side and rear of buildings; connections to adjacent parking lot greening connected to nearby Merion-Cynwyd retail include national included, apartments are uses; pedestrian friendly, conveniently located public neighborhoods; bicycle open spaces. Parking chains, shopping located over ground floor but auto oriented; mix parking may be available; accessible lots used for seasonal Haverford NEIGHBORHOOD centers, and pad retail of foot prints; buildings shared parking activities MAIN STREETS sites. Low-impact may or may not touch; Wynnewood industrial uses may landscaped front yards and Penn Wynne be appropriate in setbacks (City Avenue) some districts.

City Avenue South Bala Township Variety of services, Integral - apartments Multi-story, low- to mid- Connections to transit hubs, Located on primary road On-street parking available; Complete sidewalk network Street trees; parking Has a defined civic community located over shops rise buildings punctuated including regional rail, off-street parking located to with direct pedestrian lot greening; space, such as town Bryn Mawr facilities, and local on major roadways. by a handful of taller and buses exist; commuter the side and rear of buildings; connections to adjacent greening standards square or pocket park and national retail Apartments as stand-alone buildings; retail on the parking is available conveniently located public neighborhoods; bicycle (i.e., window boxes, Ardmore structures on side streets ground floor; desired parking available; may have accessible planters, street trees) form complements parking structures and shared TRADITIONAL existing historic character; parking MAIN STREETS buildings located along street or with limited front yards; connected buildings with uniform building massing; compact, walkable, and fine-grained

City Avenue North Regional Variety of services Integral - vertically- Multi-story, mid- to Strong public transit Located on primary road On-street parking available; Complete sidewalk network Street trees; Contiguous public and retail. May integrated apartments high rise buildings; (regional rail and bus) near highway access and off-street parking located to with connections to adjacent landscaped setbacks; gatherings spaces include national over shops along major modern architecture, other road types the side and rear of buildings; neighborhoods parking lot greening and trails form chains, shopping roads. Horizontally- pedestrian-friendly, but may have parking structures network of pocket centers, offices, integrated stand alone auto-oriented; mix of foot and shared parking parks. Connection to REGIONAL and pad sites apartment houses on prints regional trail network CENTERS minor roads and Cynwyd Heritage Trail. COMPREHENSIVE 254 PLAN

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Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents

L31 COMMERCIAL AREA TYPOLOGIES MAP CONSHOHOCKEN

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in Lan y a e ad e e id ro t Baron iv g edar o us Henry Lane o R r e C M M n o R M i D a dg i La Mt. l R l H L Spruce Lane e k k ane o ne L e e e o wic Park a r n L r y b rth r o a y d L S y t l o n a No Mt. r h m S t S a a p n um r s e s o ne ri t m d

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R n ant Road a o er e ap R e

o He n F

gm v R Hi v k i e n

w So r y ll a

e Pleas r

i r

o D e Mo

v n b

r r

t a Old

a y B

Devereux

C W r

F ne

r a

d i Lim r a L

Foundation for d a a

o o c

R y R B b

e e

e Foundation r

b l

o oad Co s b R

t A Islamic Education n

o o n Lane Young

t o

h h k

ig w

e o on

Rock e Ridg M

u r J

C Old Gulph Road Fenimore

Road

nty Line Road

e e

v a

i L

r s

a d

S x C d a d o

a F t Spring Mill o Road a

o u R R ord Road

n e R

e m e y L r e

v a Fa ll m

R e r a a V s R

R k r i

D o Shipley v n e

id le e N

g a G Morris Road Soccer Field

e L E R o a ld Lane a n Great Springs Ro ie d ADNOR TO rf Flat Rock Park L e e a A e n rb L D e a o n d r e oa S s R c L o Road t

n s t

e g

l in E Rose Gle r Ro n R

W Orio n Sp a o d d a il d lo k ive w ws E a Dr

b o d O nt d g S

ro a e wyn Lane aumo remont Road h e

Clai o e r B Sh M e

k O A

l a Lafayette Road C First l

e k L b rwood Circle a a Presbeterian n R e r i ad Saunders o k d o g R Church e n L k ne Flat Rock Dam a e y R re w o C Woods d s a k a d oc l h & Fishladder K R G yn Harriton Gr o d d e a oo t e o w on at d h R en High School oa re R G R oad oad S d o pring el eek irfi r

y c Edwin Lane Mt. Pleasant Road u

a M C k M

s l W a

plehill Road il oad Righters Mill Road

North Ithan Avenue R M R d Rose Glen R Gladwyne oa e n Mill Creek Valley Park d Rolling d Oa w o De Rock Creek Road k o o o d d e r Harriton Road S o v W r i o T in r w t e g r H D e r d o h a Hill Park ra P L t w

a Oakwoo

a a c

r e r

d t e

t Pa H d

r s ane a n

i t o e Ri

d u R dd v

r e i e g e H r

e ld R ad North R

i o o o L

w a

e ord R d

L le d R n e

a l

e L

a Id s Hagys F c

W d n r Harry Olson Trail o r a e

e i t kwood Waverly Road C o a in Beaumont ro W t intree Ro W B d s Ba o re Retirement od c N. Ithan Middle R le av N Lane Drive e ne La Y Maple n Community es Sorrel Lane o to i u C h R m n h g o G A gs Ford P e u North Ithan Avenue a atem r ro bank Roa o d m B n d H ne ar L ad a a

V L n

Gree T o ic e

SH h re kor o e ans R l h r n R n o y e b a a Ln i l L d Vaug g ro c

d h o ir n k d t o W Idlewild a e C Gladwyne P o r y o P A R s d

o i n v d n l Montessori M ne e e e a

La S

n a ck

v Farm i rr o l

u e a R l B

e R o R IP R e ive o k a e W o iv

u a ac en d l a r i v d l A M li B d D d an V a Merion Square Road th i Gladwyne a y I m Iv c rt d y to a F h s o e t o r m aw le n r Harriton Road R o n a o Hoffman Dr r R L N Montgomery Avenue o e n L n a e ad a n Park & MWB b n l n t a a une n J o o L H ne Ro R B e t R B e s o i n e n ll a c o d June n w L we d h e Memorial ur a Gladwyne o C R P a l a n Curwen Cir o h l S a Harriton d e t o p d r P o o e N n a d School gu n r R H Park s o t F o e n s

e Black Rock g

R n

u d R

G o e o n

a oad Y r H r d Road Site La T Fa e o aves ow agys w a d re n t oa F G er H il ad R l Ro F Lane ad lat Rock e S F iv p gs Twin Arch s or Ro r rin R d Dixon Lane Williamson Eas D g o ck Roa n Rosemont College a Road Site Ro County Line Road d n t t o Society of the O Fla u d rs ld e Rosemont School o G of the Holy Child Holy Child Road G Y u Fairview Road C

P o l G

l p o e l e t b h ts r n o m

R L o W

k ak

ve o a Do e a e S

LM r

Lane

n sh n p

a r

o R L e a

g a a u

Baptist e d R d Leed o To Ro a a o Ashbridge Park Church d w Welsh Valley d m e West Hill r t Wendover Avenue Ashbridge Road Glenmeade ee C Str nes La ir Jo Middle School c n l e e Millbank Road t J

ree effe

St Price S

Caversham Road

n r R s Orchard Way Road Fishers erso o o n Road Dove Lane Jeff t le s Airda Wyndon reet e eet S

m Pencoyd Str ve t

L re Hig

k ary A y

North Roberts Road er e

Ringwood e z t

n G ee e d r

emere R emere h n l a L Eben l envi l ock Wakefield Road d a an a N R Road Ro n d Park . Green Lane e d e l ad W

a Road New Gulph Road e d o Mill C

r w n Roa R ue Ai a en

A v sh R Bryn Mawr College ne w w A Bridge a Ford ve e L o o al rvi

be r i i .

o Fai n a Caversham Road m s n Ter n o B y d g

c a ue

ag H

d t

at en

Wyndon Avenue e H

t e o

n G n

a l n

L L

n n y Ce

a e n l

C oad Manayunk C e a Austin ar rd L v i R o e s a W i A b Rocky y r r G t ve o b Memorial o y C AvenueM Land Uses s a bor k Shipton Lane ra n Viaduct n e s d a Park Mo R Crest n E u n el n hlan p e o Hillbrook Road tre i As l e mw l a Cro a

nt Rosemont Avenue n e

d Summi L e

e G ue O

r Preserve r S. n

e l os a ood v

G A n

Norwood Avenue e Wa

e L an ld i L e e e B

Av Rose Lane nk dds e gfi Do e M rin u

R Lane u sh p e Sta t l

rs Aven S n o u m h a n Ladbroke Road s n e a en v

Kennedy Lane d P d in P

ue e o R t A Morris Avenue c v i a igh so

g r n Franklin Avenue e ree d A t u k t a y o d t n o e s y ers o Rus St co Rose Ln R n A n Merion Avenue Pembro ey Roa McMoran l Pe k c e o v e n in A l cho en W Mulberry Lane Mill Road au A b hoo S d ve c r d o Park S G Bryn Mawr i Ch d o u Manayunk Yarrow Street n Ro i in le W nu e l Roberts Road s H ad r Montgomery Avenue f i h ar t a g t il o nk o h or l e M nue S Merion Avenue d c R d r R N r ap ra Shipley School d e le Ave o F Markee Ter s ter R R ad t a o West o o r

a ad Smit W Floyd Ter b o d i R n b Belmont

Mill Creek o

L s Ro s a a o Montrose Ave Sa n h

r d Q u n d i Drive RESIDENTIAL ge ua r Waldron Park Drive Lan Park a Hills nt e e m

Roa r l G Doyle Alley s ry ad a Lewis J. Lan o Rock Hillh Road e R School e L L g l a a Rees Avenue Fisher n Smith

n n Baldwin School i

Rose Lane e Richard Knoll ane l d

rnda e Franklin Knoll ia a

N Warner Ave

L o

e dr d

n a

N. Warner F R B Park

n r n Roberts Road e H o

nt o e a d fo g t r a

r r S o r Blackie Bridge d R CM a n F

O v e Morton Road l M d F e Church of d The Penn Valley air rs

Farm Road C view

e s a

G t t

o Gateway u d R a R l Morton Terrace p R h oa W d

o a Westminster

the Redeemer d School R a o C School y

o ad r ircle B

Thomas Avenue d

o e

Bryn Mawr o

Ma lmont T ue d w l

l a i n o R H on Road Presbyterian R Radnor Street Avon Road o t PUBLIC d v Far en o m Cemetery

o A Ro v F

M w a ordh South Warner Avenue s d d er Mor n aw n n A C r r r

e a

P ce Eco Valley Nature Park a

Bry ven Prospect Avenue

m o

th u am Morris Lane e

Harcum College e

Friends’ d b or a l

Summit Grove Ave F R o i

Summit Grove Avenue L ig n R Y r South Merion Avenue

N hte i i a

a rs a d Ro

u k r

b l

s M l ge

r illl l e T Gulley Run Park e e a rnbur Booth Lane A Central School d c o y l y Ro O d d Central Ave dr a o h Ivy Lane L d Corn T y Maison Place i a o xfo L L enn g e ane M rk H R R w a c G C d a W a o ad n n NM a Ro o e le a s r and R e r o a l rn y L n p v d e Saeter Road a o St a g a d L e u a

n h R H e d t

Old Lancaster Road a r r

r n l d C

ne ad d l enu Cuylers Lane M a oa

L l e l R a

vvenu Grays Lane il o o r

l o HOSPITAL B K a

Town Place rth n s

R c s

S San R

o e a

y e A Merion a r o V

n o

d e

Mondella Ave M m ma R R

o ad

arino g N o t r on oa Rose Lane M a r d w Lee Avenue Ave Glyn-Wynne Road Memorial Park e d

Bryn Mawr nu Road Beech Hill Road Hill Beech

a e Lane Gypsy Elliot Ave uth Fuller Tract o Lancaster Avenue tm M Cemetery ar Pennswood Road D Hospital O ne d a Evans L H a r Av x o w e e ryn Ma nue oad a f R B R W Dartmouth an r o yn C l L B

Booth Lane he o r v r s . ll r Barret Avenue wold Va o o a i d Pencoyd Bridge lley h a D h Jennifer Sunset Lane c d r S a r c d e BBr y res Rock Hill a v r Moreno Road t d e Ro a C ad es r o O m em t o L a W R h r m th Hemlock Road g ou R h t C erst

n cle h o tht o PUBLIC PARK esw ir m P M . A a e K T E n nue C u d n a n e i s g l y v h o l o l Ro A Elbow Lane t v Booth Orchard Road s d o a l b a T n SoS ia d r d West Old Railroad Avenue id o r a a Circle Ro d

H R n W. Montgomery Avenue ge e d rive t n Road a e

i d s D rs o o

l d e a s l o R

a n R cet R

o P n a re t Amhe n

o l N

Wayside Cherry Lane e h ri

Ke Ott R

County Line Road Old Lancaster Road R Gilpin Road e v es l a o L P i West

Old Lancaster Road i e H W . t o R d h Polo Field d n d B E M

woo r n a o

Old Buck Road Grays Lane t n n m r

h e r

Millers Lane r y g B

S V a u il in

l n r yd Bryn Mawr Avenue t Bala h a b o H C ad ve e l e M e d

Merion b n Ro l L a a d o o Laurel Hill

u e a C Manor Road r Manayunk Road a o Ro ad r y R l h n w R y to N. Buck Lane e B il o Cynwyd Academy c mon R s L am a r ne w Ch o H d R Cricket a e d COMMERCIAL a o a A k o n a irc l g L Sharpe l r Br C le lin d e r Gypsy Lane d o o v e y A S. Sydbury Lane a d enu R e Cemetery d a Booth Lane o W yd Trail C Lane a R Middle w Park c yn nmor Berkley Road i r e h C d

e Club r s i n

e t i n Le T c Moreno Road Hansell Road y Bala Cynwyd Park olk S

s d e e rf o t n

l o

n H d a e w N u R e a L t in v t o t d o School oad n h d y S e H R e e V oa ad w S n y M d Cheswold Lane n R a g s o r Buck Lane a Arlingto a r n f P u m C Llanalew a o u e W ncet i o City Ave a Greenway i t n I

o r n i R Glenn Road L t P nu

n l t A General g R l a H t W. a e n a

o e r u m o P m t a y o m o en g d r a en n Av ad o t rcle e e W t e R n n R i Bridge ER rs i C Av n d R R u n o n S Wayne Park r a in o kh R l e oad b t t ha e l P o s a o P a p i R e o i o r e o d r re d S M t dy L B Clevelend Avenue R a R e n R a r e G s d a rs Rou c e c ing e b t hu nd Cherry Lane a Ro i H l e l o

S rt P v ver r

an e e o

C en L d

A t

ee T i

Haverford School r L l a i t e

d L e a n l e n d o ir es n n i

r a p R oa i d r e e a NM PUBLIC SCHOOL R R o n Table s t o r S a o Snowden er k e Schiller Avenue e a d d a erwen u P l

n D erf e d

rac v C d r e e Mercer a LovesLane t lan e B Ct T

FO od m L H o Schiller Avenue d El NM e e e n o A a l L ynnew Monroe Road m r d ad Cl Roa

u W an yw r North Essex Avenue y

oa nue h Ro d y u L Old Railroad Avenue R E. Montgomery Avenue art Gordon Avenue n Dreycott B R

Edgewood Road

r r Lever Pe rry Schiller Avenue B ind d e Ave o d

a e

in R R ry E. Lodges L l

r o e C a Woodside Road ad

o n en vo

iste n

Llanfair Road r R e d s F e e n d R

oad Winding Way

W e i a

Wynnedale Sab w o v La r

Dudley Avenue Willow Way r

De r a

t e

St. Georges Road d Haverford

Ma R D

T v

Ber

W Avenu w

Owen Road e ht

Valley Road l

is Derwen Road i f t ee

e B ch G o i g

Haverford College r Wynmere Road w Conway Avenue yn ng i w f

kl o i a

Road ray Iona Avenue o a Wa l

RD TOWNSHI Ho o

ey Road c r

l R ad d r d e R

o d r m L a T

o n a South Woodbine Avenue A

l a l R

R d ewood

n i a

Powell n v d e M

i Meeting House Lane L

PRIVATE SCHOOL N. Wyoming d

g A d e

R Mary J. n

Bleddyn Road y

y h

i l t

ll u n

School House Lane House School n Ave v ar Drexel Home

Price Avenue Maplewood Avenue n y B Club Cynwyd

M ol en e e es

d Wi P dg

a Hamilton Road o W n R Lo

o ue ue C

Cross Road Lower Merion v Langdon L y ll R

College Lane e y

s i r

n Bala Two Bala Plaza

ams Av e C

t o

o d oad

N w

r R e R w y o K d n

e Wister Road a a

o n a a

Waldron (Merion)

b H d nue e y a

High School a H e L

o o

d o L Pe nt d

YMCA A

ampde

Du Locust Avenue e R

S n a Ardmore y n r No a y

W. Lancaster Avenue a L m lw

r Armat Ave e Road s o b t i

c th rr e R e C

Mercy Academy n m i a b k S. Wyoming Avenue NARBERTH enue West Spring Avenue n B d e n

u u Cynwy o P Lan odg r n a Owen Road e o w e Penwyn Road L o v l L

T Cynwyd

n Av A l C

o o C Ruby’s r k i twy

n ne Avenue De

i i

B d rcl Wy S e e

hi a E. Montgomery Avenue

Forr ga l Merion-Cynwyd dr

Lot r a cke

e n l R Station

L B n

e e A G n

y r d

d B

Lan a y

Woodb on c a

n ue Cir r

Shirley R r

oad a

n r w B

nn L

CULTURAL INSTITUTION e

e d

Park Holland Avenue y

e R

v Channel 10

A R K o m hyl R o

Suburban

y d Ll C CM e o ul

Levering St e Ci M CrossWorld One Bala Plaza

W. Athens n e BOROUGH rcle a i n e

a b e L Greenfield ter La Penn Valley d d s n a n a e e w t a r Three v

nfa h Gr S d o c La Ave P w ne f ar St. James Place Square i l rt R a f h l a o n a u e R ood h St r i d

C x a

i o r m A rd M Bala Plaza

y K

Park Ter r y

F N th Nar o r

c r

li oa on e i Greenfield Avenue a e ve C F n W Athens Ave b

West Spring Avenue Coulter Avenue n Barbara v Anderson Avenue r Roosevelt Ter g n Ave b g d s o Arnold Field r C ti r Haverford Avenue nu s B Avenue Ave ok y a R A o nfair er a G

St o la a o d b L t ns A h W r k n e d ue a est e e ons g a v n nu e i g

d r e d a n n so T

a v R l

d t u A e C P t d y o i

a W e

e h a tl r f

o a e l R o

d en w r r eg r Dr

School Lane R r o B e a k i I Par

ck Sibley Avenue n A n N o o d R l v Oak R l n Anthwyn Road iv a o i S t e d et u H a

h ro s e d Oak Road

r Maybrook nu Terrace Ford R i a A d

R yn E h E. Lancaster Avenue a w Ea RELIGIOUS INSTITUTION R a e r m v

F a L e n d

o e N e Rockavon Road Te a p P n n

r n ie oh R

r d a ery Av e d u a e u

e m c o n Cyn r

e Roa

g a T e t

e L n n

M H s i

Packer A r

h A w r s

S. Cricket

e n South

e o City Ave

v Avon Road u w nb c n la h t

e e L Llanfair o r v a y Greenfield Avenue A

e p

d n d n e u West County Line Road Park a a kl Linden R R c y c Ch

h u

Walton Ave Rittenhouse Place o M y e d s

e R r Bala Cynwyd Eas

r r

6 k

r Winsor Avenue y N n

C y West Athens Avenue O B d e A

b e a c ar o Wa a Shopping Center

R d e rc h e u n g

Argyle Road Circle n t

d be

Pe A h e in a

n Ro RC

e g C n

M y Lane d a n

y e

e w Av e d y rth r w o n rd c a

d R r La o e

a i n R H A e

Ardmore Avenue ue u t

en Me W Linden Lane w d n

Simpson Road M Av n R m a e n

ord O re o Sta i

Cricket Avenue Elm AvenueWalnut Avenue erf M o ra y R v

A a

T Kent Road a a G a d A P

Hav ion me B S

Maple Ter e

R is ven e d k s

iv a r A

D r h r e y t ion

COLLEGES, UNIVERSITIES A

e w d G

n m i u n Saint

i l

L a t nu

K i l S

nue u y en Un

South Essex Avenue o Saint st

n v

m R

ve n t P e Marlboro Road a e Sheldon Lane M A rove Andrew w R m o A M h S Asaphs

ls Road S u u Wynnewood d od R y a Matthias C Bala E E a o Pla o o S d Bir a e

Pa Hathaway Lane ro w Road M a wr Rectory P il c a e Melrose Avenue N East Spring Avenue St T Ra Elm d e d H R d

Dr Ca ri kw c A Mansion Lan a M B an az Bala Ave City Ave North

Station ni o l h Park G S Church Road a o Roa v ap o gh e a e d S yl n r Avenu e x R Hi Ave n

Brookfield t ns l B l E oa o a le A v R e 5 n e t e

oa ti P Avenu e l East County Line Road g on ad er nu o land L R R Ro Park n R e r h h

i rm a nu l E t l t Ro g a

Walnut Avenue fo venue dside d i r Map e G o e n

m Wynnewood IO oo d Av H N e e R d

W W n

a n N

wood

h n R d A a CMl ue A t L y o a r a d e h PA d Akiba Academy Roa Square S I Drexel Road Linwood Avenue C B Williamsburg Road SE Rockla Sycamore Avenue e L Lippincott NG al d ER A a RAIL Val rd wyn o v e al a R W Brookway e b B INSTITUTIONAL OPEN SPACES lsArnold Road n A c estnut Avenue au South Narberth Avenue l e u t

P ill Ch e n e

es d Merion a e c i

Lak id ia y L v St e a Valley View Road Merion Pl la

R e P n e

R m o enue C n Bala e O

o v a H R d Simpson Road a s R o r n L C Ave d s ad o i e Wynnewood e erion A School L s h c o k s l ut r M Cedar Ln Temple h err ka tn ad e s s Y d tc e e Melrose Avenue a u m Adath L n y Shopping Center . o Ch Hood Road R N ve r

Sheas Ter o Israel A e . Wynnewood Rd Rex Rd Broome Lane L W e a

Saint Paul’s on

d i

Midfield Road d

l ill Road a n

h E u

O ver B U

o n l a d C n

ce a

Cemetery a i a

r r o

e c r

S d

h v Te

R a ad

o Winchester Road o

R t d ll

M r A

i H

od s n

Grandview Road o t

d h

w P

e r Heath Road e a

n Roa e a t pla g

S i

Linwood Avenue n Lakeside Rd v W mp

y d

U d

gro r O

h e l dar k g

s e ak E

e e

W C v e Kenilworth Road

o t r

i North Highland Avenue l

n y o

e D a

St. Sahag & o

n A n

r a d

n venue

D d

Red v Kenmore Rd

e T

Torah a r e m

f i n R e

St. Mesrob i

Edgemont Avenue

e d Glenwood Road

Sutton Road R r

e w o o a

Strawbridge W Lapsley Lane

Sussex Road

Academy

d a O

e w

Morris Ro r

Cloverhill Road

C East Lancaster Avenue e

B g a

in k

l P

r o l

EastNM Athens Avenue

l l o

K H

D o an

a t

n o o Z

Delmont Avenue rd

l r d

o Merion

i o l

x k

Inwood Road f d

Sussex Road

a Circle

c R i

Knox tan

R n vi

Barrie Road Upland Terrace

o e R Barnes

o Ashton Road North Latchs Lane

Tribute

d a o

Home M d Willi Road

d a

l l O

o Edgehill Road

l Foundation

Sussex Road Ballytore Road o w

Argyle Road d

House rchard

a Bedford Pl fi

ic d

N e

ad y

ic Roa Ro R

h n R o

o s a

o ol o Stoneway Lane d R l a

d h

Argyle Circle s NM c d

Wynnewood o

o i

a n N

B Welsh Ter

R e

Sussex Road o r Hazelhurst Avenue

a k

d e

e Matthew Rd

C R n o l a

o W a

t ld L d h f H lo Grenox Road ie w e

B er o

South Ardmore r Ln s n R a Road Idris o l o a e Fo d ly e r l y Saint Joseph’s University COMMERCIAL AREA TYPOLOGIES t Remington Road M

c s r

o r r e u i n c es Park re C a k e Greythorne Road L East County Line Road l t ri East Spring Avenue s e e Lan R Wi l e o o (Former Episcopal Academy) oad R n x ll ar a Greno Botanical Park Ln iams h d Rayn

R C Avenue y r o Fariston Road R r

ayfield R d n Merion W Prim e o oa a a b h

a Periwinkle Lane aw d

d o d r am t d

R S B owma a

a e Berwick Road B o

F lly r a R to R

ate South Highland Avenue

r ng R o

i y M a Latham Drive s o d

James Road t W a a in d d o d o r d Knox Road a R e Ingeborg Road n e o n d R W Iris m D n t City Ave South i a e a M L r d w y i i r n v e r L e ls B e w e il o

H fl r Beacom Lane y b

Foxglove Lane o

aisy o D R k

C e n d

Roa to B

Knox o s y City Avenue

VILLAGES t e

s d Lane Gr a

Dale Rd Dale w n

e n

Roslyn Lane

o c

V d

a South Latchs Lane

l o V

i k

d R o

e o

t y e

L Saint Charles o

e La

Medford Road r ne

r d

d C

a n n

o i R

R d e

d CITY OF PHILADELPHIA

a n

Haverford Road a

e I

o Borromeo a

ive g k e W

ad r e

n e r

a e

o D y r C

W i r

c n

R k Seminary

i C a

t W R i

d o

l ad

n d

d o

y n

o i

ea d

Oakwynne Dr w a Rutland Lane

t I

d n n h I dia

c n C

e r

mes B

e o

H G en d

Beechwood Road k D a

c rive o e

o o c a

R i

R C

d Morris Road o ane o L W Delmont Drive e on nn NEIGHBORHOOD MAIN STREETS t y

ive g Palmer Theological Seminary r w NM D n r

r i a o

b B

w r e

A i i em

n r O n R Tomkenn Road e D ak l s k G D r ri a v P e n

o L t l n o i yd oad Lankenau Hospital Saunders r rydo R Lan B n e B e L ir an h

W House

Lloyd Lane

Powder Mill Lane

Brookhaven Road

Weymouth Road

COMMUNITY MAIN STREETS

Suffolk Road a iv

CM r Penn

Lane D v k on Wynne e t e e H

y o

r l

a li

Trent Road r r n

C g

School D e

f s v

i w

i r

or d o

In D r Penn Wynne

t th d Drayton Lane k a Wynnewood Valley ParkHenley Road s Ro

d e e Manoa Road

W e Friends Central

r Rockglen Road Park Penn WynneC R Harrowgate Road ian oa Ind School Crosshill Road d Garden Road Arden Road Yarmouth Road Drayton Lane 1/4 mile Green Hill Lane

Overbrook Road REGIONAL CENTERS Wiltshire Road Andover Road RC Arbordale Rd

Hampstead Hampstead Road Braddock Ln BroadlawnMeredith Rd Road

y 1/2mile Garden Rd kwa Beverly Road V r Allandale Road Manoa Road Pa

rook rb e Crest Road v O JCC / Harrowgate Road

Perelman Jewish

O Rockglen Road Dorset Lane

l C

d Day School r

osshill

F Westwood Lane o Trent Road

r Greywall Lane

R Henley Road R o d o Cliff Road a a o a d Surrey Lane d R

e l d a R Carroll d Saxham Way

e O Ashford Way

s Edgevale Rd

R walking distance

brook P

Surrey Lane

Rolling Road

a Hunters Ln y venu NM A Sheffield Lane y COMMERCIAL LAND USE IN ADJACENT MUNICIPALITIES Cit N

Severn Lane Penn Wynne-CityTY Ave Y N 1km .75 .5 .25 0 T OU UN C O IA Scale in kilometers TRAIN STATIONS C H E LP AR E W AD Scale in miles LA IL DE PH 1mile 3/4 1/2 1/4 0 COMPREHENSIVE 256 PLAN

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VILLAGES

Gladwyne – Penn Wynne Lower Merion’s Villages are physically compact, convenient, walkable commercial areas serving the immediate residential neighborhood with small-scale office space, and local retail and services while maintaining a historic village form and scale. Residential uses play a minor role in the Villages and may be located in the space over street-level commercial uses.

L32 VILLAGES MAP COMPREHENSIVE 258 PLAN

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Existing Conditions

Penn Wynne Survey Results (106 Responses) 91% of respondents said the primary purpose of the district is to serve the immediate neighborhood. 65% of respondents said streetscape could be improved. 79% of respondents said building condition and façades could be improved. “Manoa Road has the potential of becoming a great neighborhood resource and meeting place—as it was thirty years ago.”

Penn Wynne storefronts along Manoa Road “The stores in the center should be focused on generating foot traffic.” “I rarely come here even though it is a short walk from my house. Stores are not anything of interest.”

Public parking at Haverford Road

Gladwyne Survey Results (44 Responses) 81% of respondents said the primary purpose of the district is to serve the immediate neighborhood. 89% of respondents said maintaining the traditional shopping district scale and character was important. 61% of respondents said parking lot appearance and distribution could be improved. Intersection of Youngsford Road and Righters 69% of respondents said streetscape could be improved. Mill Road “I like the Gladwyne Village very much the way it is and DO NOT want to see it further developed.” “It’s nice to walk to the center of town for whatever I need.” “Large supermarket lot detracts from overall appearance of business district. Other parking is fragmented and sometimes difficult to locate.”

Gladwyne bus stop LAND USE 259

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Villages Common Recommendations

Land Use

LC15

Recommendation Replace existing auto-oriented C-1, and C-2 zoning with appropriately-scaled village zoning with small-scale, active retail and neighborhood-oriented land uses.

Form

LC16

Recommendation Revised zoning should include design standards to promote traditional compact village pattern with low buildings and appropriate ground floor uses.

LC17

Recommendation Work with property owners to activate storefronts with attractive merchandise displays and to improve commercial façades.

Civic Space

LC18

Recommendation Work with township/private property owners to utilize parking lots for public events when parking is not in high demand.

Gladwyne Recommendations

Historic Resources

LC19

Recommendation Ensure that any revised zoning is consistent with and preserves the Gladwyne Historic District.

Pedestrian and Bicycle Circulation

LC20

Recommendation Explore pedestrian safety and streetscape upgrades at intersection of Youngsford Road and Righters Mill Road. Cartway may be reduced and visible crosswalks installed. COMPREHENSIVE 260 PLAN

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Penn Wynne Recommendations

LC21

Recommendation Explore pedestrian safety and streetscape upgrades at the intersection of Rockglen Road and Manoa Road.

Private greening efforts and attractive storefronts and commercial facades should be encouraged.

Future parking lots must be located to the Future village zoning in the Gladwyne district side or rear of buildings. Buildings must will be consistent with the Gladwyne Historic have pedestrian entrances facing the public District. sidewalk. LAND USE 261

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NEIGHBORHOOD MAIN STREETS

Haverford – Wynnewood – Rock Hill Road – Penn Valley – Merion-Cynwyd – Penn Wynne (City Avenue) – City Avenue South Neighborhood Main Streets characterize the commercial uses along Montgomery Avenue, Rock Hill Road and parts of Lancaster Avenue and City Avenue. These districts have generally developed haphazardly over time and lack visual or functional continuity. In this context Neighborhood Main Streets are more auto-oriented than Community Main Streets and may include some national or regional chains. Residential uses are secondary in Neighborhood Main Street commercial areas. When residential uses are located within Neighborhood Main Street commercial areas they are best located above street level retail and should include adequate off-street parking to allow for parking for commercial uses.

L33 NEIGHBORHOOD MAIN STREET MAP COMPREHENSIVE 262 PLAN

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Background Main Street districts will visually and area zoning. In addition, specific ar- ‘Neighborhood Main Street’ refers functionally reconnect with the pre- chitectural and streetscape standards to a distinct type of commercial dis- dominantly low-density residential will be developed to improve the trict outside of the Township’s Tra- fabric of the Township and imme- functionality and appearance of the ditional Main Streets, Villages, and diate suburban area. They are not districts. the Regional Center. While Neigh- recommended for redevelopment as The location of Neighborhood borhood Main Streets are typically higher intensity mixed use centers Main Street Districts along the located within walking distance of with regional service areas. Township’s main arterials and their residential neighborhoods, they are With the exception of Rock Hill auto-oriented form, including dis- generally auto-oriented and lacking Road, Neighborhood Main Street connected surface parking lots and in visual cohesion. Neighborhood districts developed under the Town- multiple curb cuts, significantly re- Main Street districts are identified as ship’s commercial zoning without duces the efficiency of the local road areas which could be ‘improved.’ master planning or coordination. It network. It is strongly recommended The term Neighborhood Main is impractical to prepare individual that land use decisions be coordinat- Streets is aspirational and describes master plans for each district; instead ed with the vehicular, public trans- the goal of making these districts general objectives will be prepared to portation, and bicycle and pedestrian more attractive, pedestrian-friendly guide redevelopment in terms of use planning efforts to promote a fully and better connected to the neigh- and density to serve as the basis for functional and multi-modal trans- borhoods they serve. Neighborhood revised Township-wide commercial portation network.

Existing Conditions

Rock Hill Road Survey Results (49 Responses) 70% of respondents said the primary purpose of the district is to serve the whole township. 100% of respondents said building condition and façades could be improved. 100% of respondents said walkability and access to transit could be improved. 86% of respondents said road intersections and capacity could be improved. “This important gateway to the township badly needs a facelift.” “The traffic patterns, terrible sidewalks, and heavy traffic make this loca- Historic homes on Rock Hill Road tion dangerous for walkers and bikers.” “This area is a natural gateway but does not take advantage of this.” “Residential development will be the primary driver for upgrading this corridor.”

Rock Hill Road LAND USE 263

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Penn Valley Survey Results (184 Responses) 55% of respondents said the primary purpose of the district is to serve the immediate neighborhood & 56% said the primary purpose is to serve the whole township 93% of respondents said building condition and façades could be improved 74% of respondents said walkability could be improved “The area is run-down. Sidewalks should be widened, street trees added, and businesses should be more pedestrian-friendly.” Office buildings along Montgomery Avenue “Need to improve walking infrastructure and pedestrian amenities to coax more people to stay and shop…” “Street would be better with meter parking on both sides, all the way down.”

Vacant storefronts along Montgomery Avenue

Merion-Cynwyd Survey Results (277 Responses) 73% of respondents said the primary purpose of the district is to serve the immediate neighborhood 69% of respondents said streetscape could be improved 65% of respondents said maintaining the traditional shopping district scale and character was important “Poor parking makes it the last place I would go.” Intersection of Montgomery Avenue and Levering “Vital business area but it looks tired and in need of updates to maximize Mill Road draw of people…” “Only one pedestrian crossing for the entire strip and the walk light offers no special crossing safety.” “The district desperately needs more trees, planters, and pocket parks.” “The key to making the stretch attractive is to make it charming and appealing and to slow traffic sufficiently…”

Storefronts along Montgomery Avenue COMPREHENSIVE 264 PLAN

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Haverford Survey Results (31 Responses) 81% of respondents said the primary purpose of the district is to serve the immediate neighborhood 90% of respondents said walkability could be improved 86% of respondents said establishing and maintaining design controls was important “Measures should be taken to improve the character of the development on the west side of the district and prevent future drive-thru businesses.” Mixed use buildings along Lancaster Avenue “Maintaining the charm of this small shopping district while keeping it vital is key.” “Haverford Square buildings are appropriate but other areas in Haverford are designed for vehicular activity and are not pedestrian friendly.”

Haverford Square

Wynnewood Survey Results (215 Responses) 77% of respondents said the primary purpose of the district is to serve the whole township 86% of respondents said streetscape could be improved 73% of respondents said road intersections and roadway capacity could be improved “Mix of ugly and poorly maintained buildings that together have no character.” Car dealership parking along Lancaster Avenue “Not very good walkability from the train station to anywhere other than the parking lot. Same thing from the shopping center.” “Sprawling parking lots are not appealing.” “Too many car dealers in one location.” “Unacceptable that the corner of Wynnewood and Lancaster Ave looks like the slums.”

Streetscape along Lancaster Avenue LAND USE 265

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Penn Wynne (City Avenue) Survey Results (38 Responses) 56% of respondents said the primary purpose of the district is to serve the region. 84% of respondents said building condition and façades could be improved. 84% of respondents said parking distribution and appearance could be improved. “Not walkable and certainly does not feel like the rest of our neighborhood.” Convenience store along City Avenue “Limited sidewalks with overgrown vegetation limiting walking space in many areas.” “It’s neglected and lacks usable civic open space. A coffee shop with outdoor tables would be fabulous!”

Office building along City Avenue

City Avenue South Survey Results (33 Responses) 50% of respondents said the primary purpose of the district is to serve the whole township and 54% said the primary purpose is to serve the region. 100% of respondents said building condition, streetscape, and signage could all be improved. 96% of respondents said road intersections and roadway capacity could be improved. “The buildings here look like an afterthought, as if no one cares about the Streetscape along City Avenue character of the place.” “There really is not any reason for people to walk here. There is not the best mix of retail.” “Parking appearance is perhaps the major negative impression created by the way the buildings are currently organized on their sites.”

Commercial parking lot along City Avenue COMPREHENSIVE 266 PLAN

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Neighborhood Main Streets Common Recommendations

Use

LC22

Recommendation Revise commercial area zoning for Neighborhood Main Street commercial areas to ensure that future use and bulk standards complement residential neighborhoods.

Form

LC23

Recommendation Revise commercial area zoning to ensure that Neighborhood Main Street commercial areas have appropriate suburban form, including parking to the rear and side and landscaped setbacks.

LC24

Recommendation Develop consistent architectural and streetscape standards for commercial districts with similar characteristics. Incorporate urban design standards such as designating important intersections for prominent buildings of higher intensity and better design to create a sense of place. Promote connected building where appropriate and incorporate design standards to visually and functionally integrate freestanding buildings.

Greening

LC25

Recommendation Incorporate streetscape standards into revised zoning. Promote street trees, commercial greening and landscaped setbacks.

Civic Space

LC26

Recommendation Link commercial areas with nearby public spaces. Promote small scale gathering spaces such as outdoor dining on a lot-by-lot basis. Require shopping centers to include public gathering space. Promote seasonal use of unused parking for public gathering and special events.

Rock Hill Road Recommendations

Land Use

LC27

Recommendation Land use controlled by Rock Hill Road Overlay (ROHO) zoning district. Continue to refine zoning regulations as necessary. LAND USE 267

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LC28

Recommendation Allow for the continuation and expansion of limited industrial uses, such as light assembly and technology uses provided they comply with the streetscape, buffer, and design standards set forth in the ROHO district. Zoning should require that any change of use, regardless of type, must comply with these standards as well.

LC29

Recommendation Historic block of homes on Rock Hill Road near Conshohocken State Road should be rezoned to reflect their historic character and scale.

LC30

Recommendation Modify ROHO zoning to encourage commercial-retail development at either end of Rock Hill Road and reduce the commercial mix requirement.

Civic Space

LC31

Recommendation Link commercial development with CHT and regional trail network.

L34 PROPOSED FUTURE LAND USE MAP OF ROCK HILL ROAD

Rock Hill Road Proposed Future Land Use

Commercial Land Use Future sidewalk connection to Manayunk Residential Land Use

Limited Industrial/Mixed Use

Cynwyd Heritage Trail (CHT)

ROCK HILL RD

BELMONT AVE

Future 10-ft wide sidepath connecting College Park neighborhood to CHT

ROCK HILL RD

CONSHO HOCKEN

STATE RD

Historic Homes Approximately 0.25 miles COMPREHENSIVE 268 PLAN

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Penn Valley Recommendations

Partnerships

LC32

Recommendation Work with Narberth Borough to coordinate streetscape and programming enhancements to commercial district implemented by the business community

Merion-Cynwyd Recommendations

Land Use

LC33

Recommendation Incentivize adaptive reuse of underutilized and historic properties located on the edge of the commercial district as multi-family residential or professional office to preserve architecturally-significant buildings.

Pedestrian and Bicycle Circulation

LC34

Recommendation Widen sidewalks, where feasible, while preserving on-street parking.

Haverford Recommendations

Land Use

LC35

Recommendation Integrate western section of the Haverford commercial district with Bryn Mawr Village through the application of Bryn Mawr Village District (BMVD) use and bulk standards.

LC36

Recommendation Coordinate future land use of western section with Haverford Township to create functionally integrated and visually consistent commercial district.

LC37

Recommendation Maintain the central section of the Haverford commercial district for institutional use and low- to mid-rise residential development. Central section serves as a defining physical and visual break in the commercial corridor and reinforces the suburban character of the community.

LC38

Recommendation Provide a logical transition from the lower intensity pattern characterizing the eastern section of Haverford to the higher intensity of the Ardmore Traditional Main Street pattern. LAND USE 269

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Wynnewood Recommendations

Land Use

LC39

Recommendation Develop specific standards to regulate shopping centers. Work with the owner of the Wynnewood Shopping Center and adjacent property owners to prepare master plan for the area which allows for orderly, quality growth while addressing concerns of immediate residential neighborhood.

LC40

Recommendation Encourage site assembly of smaller properties on south side of E. Wynnewood Road between Wynnewood Shopping Center and Lancaster Avenue to improve redevelopment potential of sites.

Penn Wynne (City Avenue) Recommendations

Land Use

LC41

Recommendation Coordinate land use with adjacent municipalities to ensure consistent development and design standards are used for both sides of City Avenue.

LC42

Recommendation Incentivize lot consolidation and mixed use as means to better development.

City Avenue South Recommendations: From Bala Avenue to Orchard Road along City Avenue

Land Use

LC43

Recommendation Continue to refine the Bala Village District provisions as necessary to ensure that future development is consistent with the established intent of the ordinance and desired land use and form of the district.

LC44

Recommendation Coordinate with Saint Joseph’s University to enhance the commercial corridor by providing complementary uses that serve both the University and local residents.

Form

LC45

Recommendation Develop consistent architectural and streetscape standards for commercial districts with similar characteristics. Incorporate design standards such as designating important intersections for prominent buildings to create a sense of place. Promote connected building where appropriate and incorporate design standards to visually and functionally integrate freestanding buildings. COMPREHENSIVE 270 PLAN

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TRADITIONAL MAIN STREETS

Bryn Mawr – Ardmore – Bala Traditional Main Streets characterize the Township’s traditional shopping districts of Bryn Mawr, Ardmore, and Bala. These districts developed around train stations and have expanded linearly over time. Traditional Main Streets serve the entire township and include a variety of retail and service uses. Residential uses are integral to these districts and are located in mixed use buildings over street level commercial. Traditional Main Streets are pedestrian-oriented, fine grained, and include shared parking facilities, centralized municipal parking, and unique public gathering spaces.

L35 TRADITIONAL MAIN STREETS MAP LAND USE 271

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Background the function, identity and pattern of ments and public private partner- Traditional Main Streets refer to each district. It is recommended that ships. It is recommended that the the commercial areas of Bryn Mawr, each Traditional Main Street district master plans of Traditional Main Ardmore and Bala. Each of these include a signature civic space for Streets be periodically reevaluated districts is compact, transit-oriented public gathering. and updated in light of changing cir- and includes residential develop- Each of these districts is subject cumstances and changes to the land ment as part of the mix of uses. The to specific zoning regulations based use/transportation assumptions on Township’s Traditional Main Streets upon a master planning process. Dis- which the plans are based. include significant transportation trict master plans serve as the basis and preservation assets which define for land use controls, capital invest-

Existing Conditions

Ardmore Survey Results (282 Responses) 81% of respondents said the primary purpose of the district is to serve the entire township 77% of respondents said building condition and façades could be improved 66% of respondents said the train station could be improved “Commercial area is a mix of attractive and unattractive storefronts and buildings.” “The area, though seemingly perfect for walking, is very unfriendly toward Ardmore West Shopping Center pedestrians.” “Inadequate parking makes patronizing businesses difficult.” “Current station is horrible and embarrassing.”

Rittenhouse Place storefronts

Bryn Mawr Survey Results (90 Responses) 81% of respondents said the primary purpose of the district is to serve the whole township 67% of respondents said streetscape could be improved 87% of respondents said maintaining the traditional shopping district scale and character was important “Bryn Mawr is a town that needs its center reconfirmed.” Office buildings in Bryn Mawr “There is absolutely nothing for the large population of students.” “Bryn Mawr is getting better but it still looks shabby and doesn’t reflect the prosperous nature of the area.” “Traffic flow is perilous for walkers at times.”

Historic storefronts along Lancaster Avenue COMPREHENSIVE 272 PLAN

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Bala Survey Results (107 Responses) 69% of respondents said the primary purpose of the district is to serve the immediate neighborhood. 84% of respondents said incentivizing redevelopment of underutilized commercial properties is important. 55% of respondents said that the district should be considered for historic district designation. “Many wonderful buildings—LM’s only true potential main street.” Historic mixed use buildings along Bala Avenue “The existing architecture of the older buildings is a major contributor to the appeal of this district.” “The office portion is unappealing due to the expanse of parking in front of the buildings on the narrow lots.”

Bala Movie Theater LAND USE 273

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Traditional Main Streets Common Recommendations

Historic Resources

LC46

Recommendation Identify preservation assets and develop incentives for adaptive reuse of preservation assets.

Greening

LC47

Recommendation Promote higher level of public greening in Traditional Main Street districts.

Civic Space

LC48

Recommendation Continue to utilize parking lots as interim civic spaces until permanent public spaces can be developed. Work with local businesses and civic associations on programming of interim public spaces.

Ardmore Recommendations

Use Land use addressed by Mixed Use Special Transportation (MUST) overlay zoning district.

LC49

Recommendation Place maximum sizes on commercial footprints along Traditional Main Streets to retain the local commercial environment.

LC50

Recommendation Update the master plan for Ardmore based on recent development and changing circumstances to serve as the basis for revised zoning. The new master plan will also take into consideration projected development along Lancaster Avenue and Wynnewood Road from Haverford Station to Wynnewood Station. Zoning revisions will be done in conjunction with updates to commercial zoning along the rest of the corridor.

LC51

Recommendation Evaluate commercial area traffic impacts as part of corridor-wide master plan. Address traffic impacts of recent and projected multi-family development along the corridor.

Form

LC52

Recommendation Reevaluate MUST Zoning. COMPREHENSIVE 274 PLAN

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Historic Resources

LC53

Recommendation Reevaluate the effectiveness of the Ardmore Commercial Center Historic District as a tool to promote the district’s traditional village-scaled commercial environment while preserving individual historic resources. Develop a fine-grained master plan which identifies specific resources/blocks as preservation assets and specific blocks where older buildings may be upgraded and wider sidewalks installed.

Civic Space

LC54

Recommendation Identify a location and develop a central public civic space in Ardmore

LC55

Recommendation Evaluate reduction of cartway of Cricket Terrace and feasibility of opportunities such as wider sidewalks, civic space, outdoor dining, and additional on-street parking.

Partnerships

LC56

Recommendation Identify strategies to address issues associated with fragmented ownership and work with property owners to appropriately rehabilitate upper floors of commercial buildings.

Bryn Mawr Recommendations

Use Land use and form addressed by Bryn Mawr Village (BMV) zoning district.

LC57

Recommendation Continue to explore creation of structured public parking through redevelopment of the public parking lot at Lancaster and Bryn Mawr Avenue, and the Central Avenue area, as identified in the Bryn Mawr Master Plan.

Greening

LC58

Recommendation Promote commercial area greening by continuing to recognize exceptional local commercial landscape projects. LAND USE 275

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Civic Space

LC59

Recommendation Develop a signature public park as part of the redevelopment of the public parking lot at Lancaster and Bryn Mawr Avenue as identified in the Bryn Mawr Master Plan.

Partnerships

LC60

Recommendation Explore creation of a business improvement district to provide supplemental streetscape enhancements and district promotion.

Bala Recommendations

Use Land use and form addressed by Bala Village (CAD-BV) zoning district.

Historic Resources

LC61

Recommendation Explore preservation strategies for the upper section of Bala Avenue, including historic district designation. If historic district designation is not practical, develop strategies for preservation of key historic resources, such as the Bala Theater.

LC62

Recommendation Continue to integrate Cynwyd Heritage Trail (CHT) and regional/township bicycle network with commercial area to make Bala a trail town destination.

Civic Space

LC63

Recommendation Develop CHT as the civic space of Bala Avenue. Work with civic groups to link business activities with CHT (e.g., movie nights on the trail sponsored by the Friends of the trail)

LC64

Recommendation Integrate Bala Gym site and vacant land on Union Avenue into the Bala Avenue streetscape and activities of the commercial district. COMPREHENSIVE 276 PLAN

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REGIONAL CENTER

City Avenue North The Regional Center typology encompasses the regional office and commercial uses along the City Avenue corridor. The goal of the Regional Center is to transform the predominant auto-oriented, office based environment into a more functionally diverse live/work/shop environment and a pedestrian friendly district. The Regional Center has a regional service area for office uses and a more township-wide orientation for commercial uses. Residential uses are integral to the Regional Center and may be vertically or horizontally integrated. The Regional Center has been designated as the primary growth area within the Township. As a result, there is great opportunity to expand transportation options in the Regional Center and to integrate on-site greening and civic space as properties redevelop over time.

L36 REGIONAL CENTER MAP LAND USE 277

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Regional Center—Recent ing standards were also adopted for ments and promoting public/private Zoning Changes the Philadelphia side of City Ave- partnerships which may better inte- City Avenue has historically been nue, which will promote consisten- grate the Regional Center with the referred to as the “Golden Mile” giv- cy along both sides of the corridor. surrounding transportation network en its prime location and prominent, Overall, the new zoning promotes and provide logical linkages from the high end retail and office space locat- higher-density, transit-oriented, Regional Center to the greater Town- ed along the corridor. This “Region- mixed use development and replaces ship and the City of Philadelphia. al Center” spans both sides of City the obsolete CO-Commercial Office Transportation is the key to the Avenue (U.S. Route 1), and includes regulations, which were established future success of the Regional Cen- properties in both Lower Merion in Lower Merion when the Schuylkill ter. The City Avenue area originally Township and the City of Philadel- Expressway was constructed in the developed from an estate to an office phia. The Regional Center was re- 1950s. park to take advantage of the region- cently the subject of a long and thor- The CAD-RCA ordinance in- al transportation improvements pro- ough public process which resulted cludes provisions for new private de- vided by the Schuylkill Expressway in the adoption of the new City Av- velopment to provide transportation and public transportation networks. enue District (CAD) zoning, which and civic improvements within the While the CAD-RCA is primarily au- includes two sub-areas in Lower district. The commercial area recom- to-oriented, the district has excellent Merion: Regional Center Area (CAD- mendations of the Land Use Plan for access to regional bus service and RCA), and the Bala Cynwyd Retail the Regional Center are primarily fo- is located near commuter rail lines. district (CAD-BCR). These new zon- cused on enhancing public improve- A Transportation Services Area was

L37 CITY AVENUE OFFICIAL MAP COMPREHENSIVE 278 PLAN

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established in 2010 to enable the portation planning efforts should be Numerous public gathering spac- Township to assess an impact fee focused on fully integrating regional es are planned throughout the dis- on new development in the area to bus service into the district as well as trict as depicted on the Official Map offset the costs of needed transpor- providing linkages to the regional rail adopted in 2012. The Township can tation improvements. These vehic- lines (Paoli/Thorndale and Cynwyd) take a lead role in ensuring that new ular traffic improvements have been in the district. The Regional Center is civic spaces are well designed and identified through an Act 209 Trans- also well positioned at the nexus of fully integrated with each other and portation Capital Improvement Plan, the emerging regional trail network, with the Township’s overall open and recognize the limited ability to which when fully built out will pro- space/trail network. add capacity to the road network vide a multitude of trail connections and instead are primarily focused on to and from the district for workers, improving efficiency. Future trans- residents and customers.

Existing Conditions

City Avenue North Survey Results (31 Responses) 88% of respondents said the primary purpose of the district is to serve the region. 100% of respondents said walkability could be improved. 88% of respondents said streetscape could be improved. “Parking is an undifferentiated sea of asphalt at each pod of development with little landscaping or thought given to connectivity…”

Bala Cynwyd Shopping Center “This area is well served by transit, but improvements […] could help improve transit ridership.” “Design controls for large-scale development […] are very important to make this an appealing area that attracts new commercial tenants.”

Bala Plaza LAND USE 279

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City Avenue North Recommendations

Use/Form Land use and form addressed by City Avenue District Zoning (Regional Center Area and Bala Cynwyd Retail)

LC65

Recommendation Continue to refine the City Avenue District provisions and Official Map as necessary to ensure that future development is consistent with the established intent of the ordinance and desired land use and form of the district.

Greening

LC66

Recommendation Continue to partner with CASSD and the Pennsylvania Horticultural Society on gateway corridor greening projects.

Civic Space

LC67

Recommendation Continue to refine the public gathering space standards and locations included in the zoning standards and on the Official Map to promote a functionally connected and unifying series of significant public gathering spaces. Identify locations for public actions/investments to complete the network.

LC68

Recommendation Work with CASSD to program future public spaces.

LC69

Recommendation Fully link the trails and public gathering spaces along the CHT and Pencoyd Trail with trails and gathering spaces within the district. COMPREHENSIVE 280 PLAN

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HISTORIC as Lower Merion is fortunate to have ship’s existing historic preservation PRESERVATION a beautiful natural environment, the policies and practices and formulate Township also has an exceptional recommendations to advance preser- built environment. vation efforts in the community. The INTRODUCTION Through great foresight and effort subcommittee members included Historic preservation, although the Township has incorporated his- representatives from the Township’s not technically a land use category, toric preservation practices into land Historical Architectural Review Board has been included in the Land Use planning and the land development (HARB) and the Historical Commis- Element due to its orientation to- regulatory process. Althought, the sion. In addition to reviewing the wards maintaining and perpetuating Township currently regulates near- Township’s regulatory controls the a high quality built environment and ly 1,000 historic properties through subcommittee reviewed planning because of the interrelationship be- its zoning code and historic district documents and conducted a compre- tween historic preservation and land code, numerous historic resources hensive review of the 1990 Compre- use planning and regulatory controls. remain unprotected. Due to the lim- hensive Historic Sites Mapping Project While the Land Use Element employs ited amount of undeveloped land, for Lower Merion (PHPC), including an overall preservation approach future growth in Lower Merion will field inspections. A summary of this to identify and preserve the defin- increasingly occur through the rede- work is included in the Appendix. ing characteristics of the individual velopment of the existing built envi- commercial districts and residential ronment. As redevelopment pressure Structure of this Chapter neighborhoods which make up the increases, so will the need to utilize The remaining sections of this Township, the Historic Preservation and enhance historic preservation Chapter include an explanation of the Chapter focuses on those historic tools to ensure that future growth re- Historic Resource Inventory (HRI), an resources which may be eligible /for tains and perpetuates the high quali- overview of existing historic preserva- local regulatory preservation. ties that define the Township. tion policies and regulations, a summary of historic preservation issues Planning Context Methodology identified in the comprehensive plan- From a land use planning perspec- Preparation of this chapter in- ning process, and recommendations tive, historic preservation encompass- volved a comprehensive review of the to address the issues and achieve the es far more than saving historic and Township’s historic land development overall community development ob- cultural resources from demolition1. pattern, analysis of existing historic jectives. Historic preservation serves as an preservation policies and practices, organizing principle for appropriate and identification of issues and op- land use planning. Historic preserva- INVENTORY OF HISTORIC portunities to advance preservation tion starts with the assumption that RESOURCES efforts in the community.2 This chap- the majority of the Township’s exist- The age, architectural heritage ter builds on the data and analysis ing built environment has value and and historic development pattern of provided in the 2010 Lower Merion should be incorporated into planning the Township has produced dozens Township Issues Report and public evaluations and decisions, similar of neighborhoods and hundreds of input received at numerous public to how natural environmental fea- buildings, structures, and landscapes meetings. tures such as steep slopes, rivers and that are worthy of preservation. Ex- Public participation was an inte- woodlands are routinely considered. amples of excellent architecture and gral part of the planning process and Like environmental planning, historic sensitive design details populate the the continued support and involve- preservation utilizes a rational process Township and are a main reason that ment of local preservation advocacy with evaluation criteria to determine Lower Merion is, and remains, a pre- groups and the larger community the objective value of the resources miere suburban community. overall will be vital to the success of to be protected and preserved. Just Preservation of the best of the this plan. A subcommittee comprised Township’s built environment is a long 1 Per the Zoning Code, DEMOLITION OR DEMOLISH is of volunteer members of the Land standing concern as evidenced by the defined as – The razing or destruction, whether entire- Use Committee, Housing Commit- countless newspaper articles over the ly or in significant part, of the exterior of a building, tee, and the Lower Merion Conser- structure, or site. Demolition includes the removal of past 100 years bemoaning the loss of a building or structure from its site or the removal, vancy met numerous times between another great estate or architectural stripping, concealing or destruction of the façade or 2012 and 2014 to evaluate the Town- landmark. Although several large- any significant exterior architectural features which are integral to the historic character of the resource, scale studies have been undertaken, for whatever purpose, including new construction or 2 Refer to the Defining Land Use Pattern Characteristics including the 1990 Comprehensive reconstruction. in the Introduction of the Comprehensive Plan. LAND USE 281

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The first keeper of the National Register for Historic Places, William Murtagh, noted that “preservation engages the past in a conversation with the present over a mutual concern for the future.” As a community, we recognize that by preserving elements of the past, we are being stewards of the future. However, we would also not choose to live in a place that can tolerate no change in the built environment. The places that thrive – the real places – are those that do well at adapting to modern needs while managing change in ways that respect the beauty of the built and natural environments that make those places special. Lower Merion Township is certainly one of those special places. Preservation is a valuable planning tool to protect Lower Merion’s important historic assets. Paired with sensitive land use controls, historic preservation can encourage development while protecting architectural and cultural resources, preserving open spaces and natural areas, and fostering sustainable adaptive reuse of existing buildings. Continued investment in our community’s rich architectural heritage has resulted in distinctive neighborhoods that have higher property values and are desirable places to live and work. Historic preservation provides the Township with an opportunity to employ a balanced approach to protecting neighborhood identity and character while encouraging and guiding new development that respects and enhances the existing community fabric. Layering of development over time creates a sense of place that helps define Lower Merion, and makes it a unique and vibrant community that blends the natural beauty of the area with a built out environment of unsurpassed quality. The Township should use historic preservation as both a regulatory tool and an integral part of a redevelopment strategy where infill and higher density development are logical alternatives. -Message from the Historic Preservation Subcommittee

Historic Sites Mapping Project for The Historic Resource single historic district. The 1979 Plan Lower Merion (PHPC), the 1993 Inventory also noted that local civic groups Scenic Roads and Corridors Study The Township has been updating were working at the time to create and the studies which produced the its inventory of historic resources historic districts for the Gladwyne Township’s Historic Resource In- since the enactment of Chapter 88, and Mill Creek areas. The Historic ventory (HRI) in 2000, a complete The Historic Districts Code of Lower Districts Code was amended in its inventory of historic and cultural Merion Township in 1962. The code entirety in 1980 and the Gladwyne/ resources has not been completed. designated the Harriton Historic Dis- Merion Square and Mill Creek His- Currently, approximately 11,000 trict as a local historic district becom- toric Districts were both added as lo- structures may be eligible for inclu- ing the first formally adopted “inven- cal historic districts. sion on the HRI based on their age, tory” of historic resources. The code Up until 1985, individual nomi- but are not listed.3 established a Board of Historical Ar- nations to the National Register had The lack of a detailed inventory chitectural Review (HARB) under the been produced to protect specific has hampered preservation efforts Historic District Act of Pennsylvania properties. The first Township-wide and undermines the significance that (Act 167) to review changes made attempt to catalog historic resourc- the built environment plays in mak- to the exterior façade of a structure es was undertaken by the HARB at ing Lower Merion a special place. within the historic district. the direction of the Board of Com- While a complete inventory of his- In 1971 Montgomery County missioners in 1985, resulting in an toric resources is beyond the scope produced an Inventory of Historic inventory consisting of 85 historic of this Plan, completing the HRI is and Cultural Resources identifying properties. The purpose of the in- a priority recommendation of this 87 properties in Lower Merion wor- ventory was to establish a systemat- Chapter. Previous studies have been thy of preservation. The Commu- ic means of identifying and record- incorporated throughout the Com- nity Facilities Element of the 1979 ing historic structures, monuments, prehensive Plan and serve as the ba- Comprehensive Plan (the 1979 Plan) sites, and objects that contribute to sis for planning decisions concerning refined the list to 75 properties that an understanding of the history of traditional neighborhood develop- were recommended to be preserved. Lower Merion Township. ment, roadway beautification, and The 1979 Plan recommended that In 1988, the Township received institutional regulation. because the historic sites were scat- a grant from the Pennsylvania Bu- tered throughout the Township, that reau of Historic Preservation to doc- each individual structure be desig- ument pre-World War II buildings, 3 Lower Merion Township Building & Planning Depart- nated as historic to prevent future to complete Pennsylvania Histori- ment. 04/2015 demolition as opposed to creating a COMPREHENSIVE 282 PLAN

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cal Resource Survey forms for the the ordinance was not initially ad- Ordinance was designed to promote properties listed in the 1985 inven- opted, many of the concepts from the preservation of historic resources tory, and to provide an overview of the original drafts were included in by providing alternatives to demoli- historic buildings in the Township. the Historic Preservation Ordinance tion, offering incentives through the The historic inventory, unanimously that was eventually codified in 2000, Zoning Code to make preservation approved by the Board of Commis- including: a two tier classification economically feasible, and informing sioners in 1989, expanded the previ- system of historic properties and the owners of alternatives to demolition. ous inventory to include nearly 375 establishment of two bodies to re- The amendments to the Township buildings and 35 neighborhoods of view applications involving historic Code allowed for the recognition historic or architectural significance, properties. Legal counsel from the and protection of scattered historic which were divided into three cate- Bureau of Historic Preservation in resources for the first time that other- gories: outstanding, significant, and Harrisburg had advised that because wise were only available to properties notable. Prior to the demolition of legislation permitting the governing in historic districts. The ordinance properties listed on the inventory, ap- bodies was found in two documents also provided procedural guidelines plicants were required to appear be- – the Municipalities Planning Code for land development and subdivi- fore the HARB with a feasibility study and in Act 167 of 1961 – that the sion applications which may include showing why the building could not Code may be more legally defensible or affect historic resources. The ordi- be incorporated into a development with two governing bodies since they nance provides certain dimensional plan. do not deal with the same realm. and use incentives for applicants that The inventory was greatly ex- The enactment of the Histor- are willing to provide a guarantee, panded again with the Historic ic Preservation Ordinance in 2000 such as a façade easement, for the Building Survey in 1991; however, formalized the Township’s Historic permanent protection of the histori- the list was not formally accepted by Resource Inventory, established the cal integrity of the subject resource(s) the Board of Commissioners. Simul- Historical Commission to review through the conditional use process. taneously, the Township was explor- applications affecting designated re- While enabled by Pennsylvania law, ing the possibility of preparing “His- sources not located within a local the establishment of the HRI was a toric Preservation/Cultural Resource historic district, and created a His- contested process and several prop- Protection Regulations” for inclusion toric Resource Overlay District and erty owners of significant historic into the Zoning Code. Although Historic Resource Inventory. The resources requested that their prop-

TABLE 5.37 HISTORIC DISTRICTS

No. of Year Advisory Body Name Village Listings Created HARB HC Local Designation

Ardmore Commercial Center District Ardmore 106 1993 X

English Village Historic District Wynnewood 31 2010 X

Haverford Station Historic District Haverford 142 2007 X

Merion Friends Meeting/ General Wayne Inn Historic District Merion 3 1998 X

Local and National Designation

Gladwyne/ Merion Square Historic District Gladwyne 80 1980 X

Harriton Historic District Gladwyne 5 1985 X

Mill Creek Historic District Gladwyne 12 1980 X

National Designation

Bryn Mawr College Bryn Mawr 13 1979 X

Mill Creek Boundary Increase Gladwyne 56 1996 X

West Laurel Hill Cemetery Bala Cynwyd 2 1992 X LAND USE 283

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erties be removed from the HRI. Pri- ed as “contributing resources” in any or to the adoption of the HRI, the local historic district. Township allowed owners of Class II Class II resources include historic properties to not include their prop- resources with local or regional sig- erties on the HRI and therefore not be nificance that are not otherwise des- subject to regulatory controls by pro- ignated as a Class I resource. viding a written request to the Town- Both Class I and Class II resourc- ship. Additionally, the Township es must satisfy the criteria established removed all Class I properties that in the HROD to be included on the had a Determination of Eligibility HRI. Many properties in the Town- for listing on the National Register of ship are eligible to be added to the Historic Places. As a result many sig- HRI. One-third of all housing units in nificant properties, which are eligible the Township were constructed pri- for inclusion, are not regulated. To- or to 1939 and approximately two- day, nearly 1,000 resources are listed thirds of all housing units (63.6%) on the HRI, including seven historic were constructed prior to 1960 districts and individual properties making them potentially eligible for scattered throughout the Township. historic designation. Many Class II resources could potentially qualify Class I and Class II Historic as Class I resources but additional Resources research and documentation must be The HRI established two cate- completed first. The HROD provides gories of historic resources (Class I different levels of use incentives for and Class II) reflecting either their Class I and Class II resources. The national significance or local impor- main regulatory difference between tance. Class I resources are ‘excep- Class I and Class II resources is that tional resources’ and are nationally Class I resources may not be demol- designated on the National Register ished without the consent of the of Historic Places or have received a Board of Commissioners. The Board Determination of Eligibility to be on of Commissioners may impose up to the National Register, and have met a a 90 day delay on the demolition of higher level of criteria established by Class II resources but cannot outright the National Register. Class I resourc- deny demolition. es also include structures document-

Architects Addison Hutton and Samuel Sloan designed the Chapel of Immaculate Conception for the St. Charles Borromeo Seminary in 1871. The Historical Resource Survey Form states – “This building is significant not only as an eloquent Hutton design but also as a major institutional building in the Township. It is also significant as it still sits on acres of open space, as was the original intent of the diocese. This is significant in the Township where many of the open spaces of the 19th century have been subdivided as the Township grew to be a 20th century suburb of Philadelphia.” Despite this property’s Determination of Eligibility to be listed on the National Register of Historic Places it is not currently listed in the HRI. COMPREHENSIVE 284 PLAN

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L38 HISTORIC RESOURCE OVERLAY DISTRICT AND HISTORIC DISTRICT MAP

Schuylkill Expy Spring Mill Rd

asn odRd Ford Matsons onsFr Rd Ford Youngs

Old Gulph Rd Mt Pleasant Rd Lafayette Rd Mid-County Expy

Schuylkill Expy

W Montgomery Ave

Matsons Ford Rd

Spring Mill Rd Lafayette Rd

Mt Moro Rd

Mt Pleasant Rd

Youngs Ford Rd Rd Waverly County Line Rd Conshohocken State Rd

Morris Ave ilCekRd Creek Mill

Spring Mill Rd Old Gulph Rd W Montgomery Ave

Mt Pleasant Rd

Waverly Rd

N Ithan Ave olwRd Hollow onsFr Rd Ford Youngs

N Ithan Ave Rd Harriton Black Rock Rd

Williamson Rd

County Line Rd Old Gulph Rd Flat Rock Rd

ayWtr odRd Ford Waters Mary

New Gulph Rd

Old Gulph Rd Conshohocken State Rd

ihesMl Rd Mill Righters Centennial Rd re aeBridge Lane Green

Airdale Rd

oet Rd Roberts N N Woodbine Ave

orsAve Morris emn Ave Belmont einAve Merion N

E Old Gulph Rd ay odRd Ford Hagys

W Montgomery Ave Old Gulph Rd Fishers Rd Rd Hill Rock McClenaghan Mill Rd Lancaster Ave New Gulph Rd

Righters Mill Rd

Old Lancaster Ave Rd Mawr Bryn S enwo Rd Pennswood

Old Gulph Rd County Line Rd

Manayunk Rd

Grays Ln Bryn Mawr Ave Schuylkill Expy Conshohocken State Rd Gypsy Ln

County Line Rd Lancaster Ave aefr tto Rd Station Haverford Legend Rd Creek Mill

Montgomery Ave Presidential Blvd Belmont Ave Rd Ferry Righters Historic Resource Inventory (HRI) Woodside Rd Meeting House Ln

W Lancaster Ave N Wynne wood Ave Type E Montgomery Ave Montgomery Ave E City Ave

Coulter Ave Haverford Ave W County Line Rd W Spring Ave E Lancaster Ave RdPenn Montgomery Ave Ardmore Ave Church Rd Conshohocken State Rd St Asaphs Rd

Class 1 Bala Ave E City Ave Cricket Ave Simpson Rd

E Wynnewood Rd Ave Bowman orsRd Morris

Old W. Rockland Ave

Wynnewood Rd E County Line Rd N Highland Ave

Class 2 E Spring Ave ynwo Rd Wynnewood W Non Contributing in Historic District Lancaster Ave

Local Historic Districts Haverford Rd E Wynnewood Rd

Remington Rd National and Local Historic Districts Haverford Rd

National Historic Districts Manoa Rd

City Ave

EXISTING HISTORIC of the Township’s broad historic pres- rently, 450 properties are located with- PRESERVATION POLICIES & ervation policy which also includes in designated historic districts. REGULATIONS incentives, educational outreach, and The enactment of historic preser- The Township’s existing historic partnerships with extra governmen- vation regulations nationwide were preservation policy is outlined in the tal organizations, such as the Lower upheld with the U.S. Supreme Court Historic Resource Preservation Ordi- Merion Historical Society and the case Penn Central Transportation Com- nance, which was enacted in 2000. Lower Merion Conservancy to pre- pany vs. New York City (1978). The The policy is broader and more reserve individual historic resources. Penn-Central case determined that local fined than just regulatory restrictions historic preservation is a legitimate gov- towards demolition. The Township’s Historic District Code ernmental objective and that designa- policy towards historic preservation The Township enacted Chapter tion and regulation of historic resources states that: 88, The Historic Districts Code of and historic districts is an appropriate “The preservation and protection Lower Merion Township in 1962 in method for accomplishing historic of buildings, structures, and sites of compliance with The 1961 Histor- preservation. The court concluded that historic, architectural, cultural, ar- ic District Act of Pennsylvania (Act property owners are not entitled to the cheological, educational, and aesthet- 167). The Historic District Act pro- highest and best use of their properties ic merit are public necessities and are vided Pennsylvania’s local govern- and that regulatory restriction upon in the interests of the health, prosper- ments the ability to regulate historic historically designated property is val- ity and welfare of the people of Lower resources and to establish historic re- id (and not a taking) provided that the Merion Township.” source inventories, historic districts, owner is not denied a reasonable return While important, regulatory con- Historic Architectural Review Boards on his or her investment. trols are one of several components and Historical Commissions. Cur- LAND USE 285

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§ 88-15. Legislative Intent of the Historic District Code It is hereby declared as a matter of public policy that the preservation and protection of buildings, structures, and sites of historic, architectural, cultural, archeological, educational, and aesthetic merit are public necessities and are in the interests of the health, prosperity and welfare of the people of Lower Merion Township. To that end, the Township has undertaken to identify and document its historic resources. The provisions of this Article, coupled with the provisions of Chapter 155, Article XXVIIA, are intended: A. To promote the general welfare by protecting the integrity of the historic resources of Lower Merion Township. B. To establish a clear and public process by which proposed land use changes affecting historic resources can be reviewed. C. To discourage the unnecessary demolition of historic resources. D. To provide incentives for the continued use of historic resources and to facilitate their appropriate reuse. E. To encourage the conservation of historic settings and landscapes. F. To promote retention of historical integrity in the context of proposed land use and/or structural changes.

FIGURE 5.38 ENACTMENT OF REGULATORY CONTROLS AND POLICIES INVOLVING HISTORIC PRESERVATION

1961: The 1962: Enactment of 1978: U.S. Supreme Historic Lower Merion Township Court Decision District Act of Code Chapter 88, Penn Central Transportation Pennsylvania Historic District Code Company v. New York City (Act 167)

1960 1970 1980 1990 2000

1965 1975 1985 1995

2000: Enactment of Historic Preservation Ordinance. The ordinance established the Historic Resource Overlay District in the Lower Merion Township Zoning Code, included the formal adoption of the Historic Resource Inventory, and involved the creation of the Historical Commission to administer the review of scattered resources not located within a designated historic district. COMPREHENSIVE 286 PLAN

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Zoning Code Administratively, historic resourc- The Historic Resource Overlay es located within historic districts District Ordinance (HROD), enacted are reviewed by the HARB. Historic in 2000, regulates resources on the resources located outside of historic HRI and provides use, bulk, area, districts are reviewed by the Histori- and impervious surface incentives. cal Commission. Owners of Class I and II resources who wish to take advantage of the Public Involvement & incentives in the HROD must list Education their properties on the HRI and grant Township policy has also created a covenant to the Township guaran- an atmosphere where historic preser- teeing that they will not demolish the vation by individual property owners resource. is recognized through an awards pro- The HRI is the legal mechanism gram and where the Township’s ap- by which a historic resource (current- pointed advisory bodies are encour- ly defined as buildings, structures, aged to work with property owners and sites) may be regulated in the to make preservation minded im- Township. Historic resources may provements. be added to the HRI by the Board of Partnerships Commissioners if the resource meets An example of how the Township three or more of the ten specific cri- has partnered with other organiza- teria enumerated within Historic Dis- tions on historic preservation proj- 4 trict Code, Section 88-18.A. ects is the restoration of the Cynwyd Properties considered for addition Train Station. The Township part- to the HRI are first reviewed for eligi- nered with the Lower Merion Histori- bility by the Historical Commission. cal Society to renovate and repurpose Findings of the Historical Commis- Cynwyd Train Station as a trailhead sion are forwarded to the Board of on the Cynwyd Heritage Trail. As Commissioners for action. Proper- part of its contribution the Town- ties may be nominated by property ship negotiated a lease of the dete- owners, but properties may also be riorating building from SEPTA and nominated by the Historical Com- worked with Montgomery County to mission or other parties. The Board contribute $450,000 towards the res- of Commissioners has the legislative toration. LMHS oversaw the project prerogative to add or remove proper- and contributed hundreds of thou- ties from the HRI. sands of private dollars to restore one of the first Main Line train stations to 4 2010 Lower Merion Township Issues Report. its former glory. Page 78

FIGURE 5.39 HARB AND HISTORICAL COMMISSION APPLICATION APPROVAL PROCESS LAND USE 287

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HISTORIC PRESERVATION SUCCESS STORIES

William Penn Inn

The William Penn Inn located at the corner of Lancaster Avenue and Clover Hill Road in Shortridge was constructed in 1798 and is one of the oldest buildings in the Township. The Inn sat on a large property with lots of open space that served as a gateway to the Shortridge subdivision. In 2015 developers were granted land development approval to utilize historic preservation bulk/area/setback and impervious surface incentives to repurpose the Inn as a three unit residential condominium and save it from demolition. The development also utilized the historic provisions to infill three new single-family homes on the lot, consistent in mass, scale, and form with the surrounding neighborhood.

The Shortridge subdivision was developed prior to the enactment of impervious surface regulations. The historic incentive permitting additional impervious surfaces for historic properties allowed the developer of the William Penn Inn project to include rear garages (and the extra paved driveway to access the rear garage). The result was the infill construction of modern homes consistent with the prevailing neighborhood pattern and Mahoney Colonial character which defines the Shortridge Subdivision.

52-54 Lancaster Avenue The intersection of Lancaster Avenue and Rittenhouse Place was formerly flanked by twin buildings on either side of Rittenhouse Place. The photo from the 1937 Comprehensive Plan shows the building that was later demolished. The remaining building was successfully restored to its former beauty and greatly enhanced the visual appeal of the front façade of the retail storefront at this important intersection in the Ardmore Historic District. The project received a Lower Merion Township Historic Preservation Award in 2008 for this successful rehabilitation. COMPREHENSIVE 288 PLAN

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SUMMARY OF HISTORIC The case for a greater application Designation of ‘exceptional re- PRESERVATION ISSUES of Township regulatory authority can sources’ is within the legal authority be made by citing examples of import- of the Township, but such actions Application of the Township’s ant historic resources that have been could still be challenged by the im- regulatory authority to pacted property owners. While the prevent historic resources lost since 2000 because, while eligible from demolition for inclusion, these resources were Township may ultimately prevail in There is no question that under not included on the Township’s HRI a court of law, the Township’s actions Pennsylvania Law the Township has or were designated Class II resourc- may not fare as well in the court of the ability to designate and regulate es, and therefore demolition could public opinion. To avoid possible historic resources. The major issue not be prevented. An even better case misconceptions regarding the des- in Lower Merion concerning historic for increased historic preservation ef- ignation of historic resources, any preservation is the degree to which forts can be made by citing examples action to designate exceptional resources should be accompanied by an this authority is applied. of highly valuable historic resources extensive public process to educate Government regulation of private which could potentially be demolished, property owners on the benefits of property has been a polarizing issue because they lack historic protection. historic preservation for their person- within the Township since the zon- These ‘exceptional properties’ are cru- al property interests, as well as for the ing ordinance was adopted in 1927. cial to the identity and character of interests of the broader community. Supporters of greater application of the Township and the loss of these It should also be noted that the Township regulatory authority see resources would make Lower Merion demolition of several Class II histor- designation and listing of historic re- a lesser place. An argument could be made that these currently unprotect- ic resources has occurred since 2000. sources as a logical extension of the At least one of these resources, the La ed resources are so important to the public’s ability to promote the health, Ronda Residence in Bryn Mawr, was Township that they should be pre- safety, and the general welfare. Op- eligible to be classified as a Class I re- served at all costs, including desig- ponents see designation and listing source. While these were important nation and regulation, regardless of of historic resources as an improper resources to the community, the Board whether the owner consents. For reg- use, or in some cases overreach, of of Commissioners did not have the ulatory purposes, exceptional prop- governmental power over use of pri- ability to deny a request to demolish erties would be defined as properties vate property, particularly if this ac- these Class II resources. The Township tion occurs without a property own- meeting the Township’s Class I crite- will need to continually balance the er’s consent. Like most philosophic ria. A few notable examples include demolition of lesser quality historic re- arguments, the answer is far more the Barnes Foundation in Merion, the sources, such as non-contributing re- nuanced than a simple disagreement Gerhard Building in Bryn Mawr, and sources within local historic districts, between government regulation and St. Charles Borromeo Seminary in against the opportunity to modernize private property rights. Wynnewood. the built environment, particularly within commercial districts.

Barnes Foundation, Merion LAND USE 289

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Application of the Township’s efforts to protect historic resources The Township’s historic preservation policy utilizes a series of broad strategies to promote historic preservation. The core strategy involves encouraging owners of both listed and non-listed properties to take advantage of regulatory incentives in exchange for voluntarily placing protective cove- nants upon their properties. While the Township has permanently protected several properties through incentives, there are many more properties that could potentially be protected if owners of historic properties were made more aware of the incentives and/or if the incentives were refined to make them more attractive. The 2013 ‘Conversion Ordinance’ amendment to the Historic Resource Overlay District is an example of a successful refinement to existing historic preservation regulations. The Conversion Ordinance was created to protect underutilized, historic religious and fraternal buildings from demolition. The Township contains numerous historic churches and clubs which are potentially suscepti- La Ronda was a significant Mediterranean Revival and Spanish Gothic Revival dwelling designed ble to demolition since demographics by Addison Mizner who was well known for his work in Palm Beach, Florida. La Ronda was rare as it was his only work north of the Mason Dixon Line. Unfortunately, due largely to a lack of have shifted and they are no longer in sufficient historical documentation on the property, the Board of Commissioners was reluctant to use or their memberships are dwin- face a threatened legal challenge questioning their ability to prohibit demolition of the building. dling. The architectural significance The building was demolished in 2009. of these structures as well as their location within established neighborhoods makes them ideal candidates for preservation. The Conversion Ordinance permits religious and fraternal buildings to be repurposed as multi-family uses provided that the structures are listed on the HRI and a protective covenant is granted to the Township. The incentive structure provided in the Historic Resource Overlay District will need to constantly evolve and be refined to properly address the unique characteristics of some historic resources. The Township will need to balance the communal impact of future incentives against the preservation of a historic resource. COMPREHENSIVE 290 PLAN

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Public outreach and education historic resources, such as objects state and regional historic initiatives. concerning the value of historic and landscapes. Proactive efforts may help to prevent preservation is a key component of In order to add additional prop- such conflicts. Over the past several the Township’s historic preservation erties to the HRI, surveys must be years, the Township has worked with policy. The Township’s Historical completed to determine the histor- state officials to gain an exception Commission and HARB are tasked ical significance of properties. This from, and ultimately change, the fed- by the Board of Commissioners with Element recommends that a compre- eral transportation policy preventing advancing historic preservation. The hensive Historic Preservation Plan be the Township from retaining its his- advisory bodies often partner with conducted to complete the necessary toric street signs, which are a defining other local historic preservation or- surveys. feature of Lower Merion. Federal and ganizations including the Lower Mer- state tax policy and the availability of ion Conservancy and Lower Merion Lack of a comprehensive historic preservation tax credits is an Historical Society on tours, lectures, Historic Preservation Plan important tool for private preserva- The scope, importance, and com- homeowner’s workshops, and publi- tion of historic resources. plexity of integrating historic pres- crecognition of successful preserva- ervation into land planning efforts tion efforts through an awards pro- warrants a more detailed historic gram. While valuable and effective, preservation plan than can be pro- these efforts could be bolstered by vided within this Comprehensive further direction from the Board of Plan. A core component of a historic Commissioners to the advisory bod- preservation plan will be a compre- ies and additional resources to sup- hensive inventory of historic resourc- port their efforts. es to determine which properties are Lack of a complete Historic potentially eligible for inclusion on Resource Inventory the HRI as well as a thorough review The Historic Resource Inventory of existing policies and practices. (HRI) is a valuable historic preserva- The planning process associated with tion tool and it requires regular main- completing a historic preservation tenance. While approximately 1,000 plan would resolve many of the cur- properties are currently listed on the rent misunderstandings and confu- HRI roughly 11,000 additional prop- sion surrounding historic preserva- erties could potentially be eligible for tion. While an update of the HRI will inclusion on the list. It is important require a commitment of financial to note that the initial survey used to resources, this task will be somewhat create the current Inventory set 1913 expedited through use of the Town- as the cut-off date, which was the ship’s Geographic Information Sys- middle of the Township’s develop- tems database and mapping capacity ment heyday. Therefore, many build- as well as through participation from ings which may be historically signif- advisory boards and the preservation icant are not listed on the HRI and community. The continued lack of a are unprotected. Using the 50-year historic preservation plan may hin- rule to determine a property’s histor- der the Township’s ability to main- ic significance would suggest con- tain eligibility for state preservation sidering buildings built before 1965 funding. for inclusion on the HRI, a gap of 52 years. Additionally, the HRI does Local historic preservation not fully include historic objects and efforts are impacted by circumstances outside landscapes, which contribute to the Township borders Township’s heritage. The HRI should While the Township is actively be routinely updated to ensure that engaged in addressing historic pres- it adequately protects the communi- ervation within its legal authority, ty’s valued historic resources and the local historic preservation efforts scope of the HRI should be broad- may come into conflict with federal, ened to include additional types of LAND USE 291

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TABLE 5.40 HISTORIC PRESERVATION RECOMMENDATIONS Issue Addressed by Recommendation

Lack of Historic Lack of Historic External Recommendation Regulatory Preservation HRI* Preservation impacts Efforts Plan

Engage in affirmative measures designed to add properties eligible for Class I LH1 X status to the local Historic Resource Inventory.

Consider and pursue the designation of LH2 X eligible historic districts.

Routinely update the Historic Resource Inventory (HRI) to ensure that it LH3 X adequately protects the community’s valued historic resources.

Broaden the scope of the HRI to include resources, such as objects and historic LH4 X X sites, which contribute to the Township’s heritage.

Refine and expand the Township’s existing incentives for historic LH5 preservation to reduce the number of X historic resources unnecessarily lost to development, demolition and neglect.

Continue to employ a broad set of regulatory and non regulatory tools to LH6 X promote the preservation of historic resources.

Strengthen the demolition review process, demolition permitting process and enforceability by improving the LH7 X application process, level of specificity and predictability, as well as establishing penalties for non compliance.

Prepare a comprehensive local historic preservation plan to be adopted as the LH8 X Historic Preservation Element of the Comprehensive Plan.

Continue advocacy for national and state LH9 historic preservation efforts that may X have local impacts.

*Historic Resources Inventory (HRI) COMPREHENSIVE 292 PLAN

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RECOMMENDATIONS TO ADDRESS HISTORIC PRESERVATION ISSUES

LH1

Recommendation Engage in affirmative measures designed to add properties eligible for Class I status to the local Historic Resource Inventory.

LH2

Recommendation Consider and pursue the designation of eligible historic districts.

LH3

Recommendation Routinely update the Historic Resource Inventory (HRI) to ensure that it adequately protects the community’s valued historic resources.

LH4

Recommendation Broaden the scope of the HRI to include resources, such as objects and historic sites, which contribute to the Township’s heritage.

LH5

Recommendation Refine and expand the ownship’sT existing incentives for historic preservation to reduce the number of historic resources unnecessarily lost to development, demolition, and neglect. Strategies: a. Develop specific historic preservation incentives for commercial and institutional properties. b. Develop new incentives that can help subsidize the costs associated with responsible historic preservation for moderate income property owners. Recognize the potential mutual benefits shared by historic preservation and affordable housing.

LH6

Recommendation Continue to employ a broad set of regulatory and non-regulatory tools to promote the preservation of historic resources. Strategies: a. In historic districts, promote Traditional Neighborhood Development (TND) zoning to integrate zoning regulations and preservation standards to ensure that the underlying zoning of historic districts is consistent with the existing overall pattern of development with respect to form, scale, and mass. b. Create a new land use regulation approaches in neighborhoods and business districts where historic designation may not be warranted. Traditional Neighborhood Development (TND) zoning, neighborhood conservation districts, design controls, and incentives could be used to promote development strategies that are consistent with the fabric of existing communities. c. Evaluate the transfer of development rights (TDR) as enabled by the Municipalities Planning Code to provide a means to compensate property owners for the development potential of their historic property thereby enhancing the appeal of historic designation. d. Improve the overall approval process for individual historic properties and historic districts by providing clearly written and illustrated design guidelines and streamlining the HARB and Historical Commission review process. e. Continue partnering with historic preservation agencies, such as the Lower Merion Conservancy, the HARB, the Historical Commission, and the Lower Merion Historical Society to implement Township historic preservation policies. f. Create a framework to encourage collaboration between the Township’s historic preservation advisory bodies, private property owners, and developers to market potentially threatened historic resources for adaptive reuse. g. Recognize and promote local historic preservation efforts through various methods, including an annual awards program, homeowner preservation workshops, and official Township recognition of sustained historic preservation stewardship. h. Provide preservation planning training for planning staff and advisory bodies or have a designated Preservation Planner to ensure compliance with the increasing number of design related conditions of approval associated with preservation oriented land development codes. LAND USE 293

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LH7

Recommendation Strengthen the demolition review process, demolition permitting process and enforceability by improving the application process, level of specificity and predictability, as well as establishing penalties for non-compliance.

Strategy a. Delineate clear and reasonable criteria required by applicants to justify the demolition of an historic property.

LH8

Recommendation Prepare a comprehensive local historic preservation plan to be adopted as the Historic Preservation Element of the Comprehensive Plan. Such plan shall:

Strategy a. Continue to inventory all historic resources, including objects and landscapes, within the Township, including an update for resources currently listed on the HRI and the addition of resources which are eligible for inclusion; b. Include recommendations for properties to be added to the HRI; c. Identify potential local historic districts and historic neighborhoods; d. Identify historic and cultural resources which have been lost and evaluate the reasons for demolition; e. Identify historic and cultural resources which are threatened and evaluate the reasons why such resources are threatened; f. Identify historic and cultural resources of exceptional value, which are integral to the Township and which require heightened protection from demolition; g. Evaluate the effectiveness of existing Township historic preservation polices, regulatory controls, and extra governmental programs (this evaluation should include existing protections of commercial properties, institutional properties and historic objects/landscapes as well as resolving the Class I/Class II issue) h. Include recommendations to improve the effectiveness of historic and cultural resource protections; and i. Be consistent with the Pennsylvania State Historic Preservation Plan to the greatest extent feasible in order to recognize good planning and maintain the Township’s eligibility for state Historic preservation funding;

LH9

Recommendation Continue advocacy for national and state historic preservation efforts that may have local impacts.

Strategy a. Establish a process for the Building and Planning Department, the Historical Architectural Review Board, and the Historical Commission to update the Board of Commissioners regarding state and federal historic preservation policy issues. Work with Pennsylvania and federal legislators to shape historic preservation policies important to the Township. COMPREHENSIVE 294 PLAN

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RELATIONSHIP to West Conshohocken. As a result OF THE LAND of the Schuylkill River West Study, USE ELEMENT a strategy (LOS2.c.) was added to TO PLANNING read: “Create a continuous, multi-use recreational trail along the Schuylkill DOCUMENTS River from the Pencoyd waterfront in Bala Cynwyd to Flat Rock Park in OPEN SPACE PLAN (2006) Gladwyne.” The Lower Merion Township Since 2006 several other signif- Open Space & Environmental Re- icant open space recommendations source Protection Plan (Open Space have been implemented includ- Plan) was previously adopted by the ing acquisition and development Board of Commissioners in 2006 as of Linwood Park, and passage of a an Element of the Comprehensive recreational land requirement for Plan. Since the adoption of the Open multi-family development. In re- Space Plan several of the recom- sponse to numerous regional trail mendations relating to the Emerald ventures, the expansion of the Town- Necklace and trails have been imple- ship’s multi-use trail network through mented, including acquisition and the City Avenue District, across the development of the Cynwyd Heritage Schuylkill River and towards the Trail. In 2008, the Township com- Mann Music Center/Please Touch pleted a Feasibility Study to construct Museum in Fairmount Park are well a continuous multi-use trail along the underway. The recommendations of Schuylkill riverfront through Lower the Open Space Plan are incorporat- Merion Township from Philadelphia ed into this Land Use Element. LAND USE 295

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SUMMARY OF OPEN SPACE RECOMMENDATIONS

LOS1

Recommendation Acquire land necessary for and construct new playfields for soccer and/or baseball.

Strategies a. Construct at least one site suitable for a soccer field or baseball field. Such a site must be a minimum of 5-acres to accommodate the field and parking. b. Because this recommendation may not be realized due to the lack of available land and costs of acquisition involved. The Township should also explore the use of artificial turf fields to maximize the playing time on the fields that do exist.

LOS2

Recommendation Create an Emerald Necklace of open spaces along the Schuylkill River from Philadelphia to West Conshohocken connecting many of Township’s largest and most important open spaces, natural features and historic resources with a network of recreational trails.

Strategies a. Acquire outright or purchase/negotiate easements necessary to establish a coordinated trail network of open space resources on public property. b. Acquire outright or purchase development rights to any temporarily protected resource identified on the emerald necklace. c. Create a continuous, multi-use recreational trail along the Schuylkill River from the Pencoyd waterfront in Bala Cynwyd to Flat Rock Park in Gladwyne. The trail will provide regional connections to Fairmount Park and the Wissahickon Park trail networks in Philadelphia and to the Montgomery County Trail network and provide Lower Merion residents direct access to the Schuylkill River and enhance the goal of creating a continuous network of open spaces (emerald necklace) in Lower Merion Township.(New)

LOS3

Recommendation Create new open spaces in commercial areas and underserved residential neighborhoods.

Strategies a. Purchase vacant or available parcels for conversion into local neighborhood parks in underserved areas. Work with neighborhood groups to identify neighborhood-specific designs and maintenance strategies. b. Require new public green spaces and plazas in revitalized commercial/mixed-use areas, particularly Ardmore, Bryn Mawr and City Avenue. The Township can work with developers to acquire new land for pocket parks or to convert existing Township parking lots back into parks. c. Explore creating a low interest loan program through local financial institutions, where neighborhood organizations can purchase sensitive properties threatened with demolition and subdivision. d. Encourage donation or bargain sale of properties for creation of new public spaces or preservation of community green spaces. COMPREHENSIVE 296 PLAN

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LOS4

Recommendation Preserve and enhance the Green Country Towne by improving the landscaping of streets and parks in residential and commercial areas.

Strategies a. Create a dedicated position or office to specifically coordinate green infrastructure at the grass roots level. Explore creating a community greening advocate based upon successful examples employed by the Pennsylvania Horticultural Society in Center City and University City. A community greening advocate could be established as a Township staff position or as an independent non-profit, as there is adequate private funding to support such a position. b. Prepare a long-range, comprehensive greening program that can be implemented over several years. The program should focus on the following areas identified on the regreening opportunities map, including gateways, corridors, streets and nodes. c. Support neighborhood organizations with community-based greening projects. Explore ways to provide technical assistance and matching funds. Explore ways to partner with local community groups and local businesses on local greening projects. Consider using Township GIS and GPS resources to assist community groups with conducting tree inventories. d. Make green infrastructure enhancements a priority in all commercial revitalization projects.

LOS5

Recommendation Permanently protect open space associated with institutions and large residential properties over 5-acres in size.

Strategies a. Work to acquire outright or development rights of identified temporarily protected resources threatened with development. Priority should be given to properties located within the emerald necklace which can be used for active recreation purposes or have significant historic resources. b. Continue to support the work of Open Space and Historic Resource Conservancies such as the Lower Merion Conservancy and Natural Lands Trust. c. Purchase or coordinate transfer of threatened historic resources wherever possible. Priority should be given to properties eligible for inclusion on the National Register of Historic Places. d. Continue to link designated historic resources with the Township GIS and extend mapping to potentially eligible properties. Consider repurposing historic resources such as the Cynwyd Train Station for use as trailheads on trail networks. LAND USE 297

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LOS6

Recommendation Develop regulatory and voluntary methods to permanently protect open space.

Strategies a. Adopt a recreational fee-in-lieu ordinance. b. Determine opportunities to receive donations of or to purchase open space and/or trail easements at “bargain sale”. c. Investigate changing the Open Space Preservation District Ordinance to include all properties over 5-acres developed for residential or mixed-use purposes. d. Investigate adopting a local open space bond to supplement State and County monies for open space and recreational investment. e. Require greens or plazas in growth areas as a condition of higher density development. f. Investigate establishing a separate Institutional Overlay District, with specific bulk and design criteria to ensure continued compatibility between institutional and residential uses. g. Investigate establishing a program with local funding institutions where residents and the Township can attain low-interest loans for the purchase of open space in residential neighborhoods. The Township may consider establishing a grant program to help threatened properties. h. Amend the Natural Features Code to require all new trees to be a minimum of 3-inches caliper upon installation, unless otherwise required. i. Consider requiring dedications for public art in revitalization areas. j. Link proposed trails with the Township GIS to ensure that trails are constructed through land development. k. Explore use of the Official Map to reserve future areas for recreation or open space use. l. Continue efforts to create a linked open space network throughout the Township through outright purchase or acquisition of easements. Emphasis should be on creating connections between existing parklands and other open spaces, natural resources or cultural amenities. m. Continue preservation efforts to secure the Mill Creek Corridor and extend environmental efforts to the Schuylkill River and Indian Creek. n. Work with neighboring municipalities such as Narberth and Upper Merion to create riparian management plans for the Schuylkill River and Indian Creek.

LOS7

Recommendation Implement the 1996 Parks and Recreation Plan as well as the recommendations of individual park master plans developed since 1996.

Strategy a. Seek additional funding to implement natural areas improvements to existing and proposed passive recreation areas. Improvements include meadow conversions, reforestation, riverbank stabilization and riparian buffer improvements.

LOS8

Recommendation Create a Township-wide Bicycle and Pedestrian Network.

Strategies a. Implement the priority projects identified within the 2004 Township-Wide Pedestrian/Bicycle Plan. b. Continue implementation of secondary and long-term projects through the land development process and in the course of public works improvements. Integrate proposed trail sections with GIS and link with various departments throughout Township. c. Coordinate bike-friendly storm grates and share the road signage on all appropriate public works projects. d. Work with Narberth Borough, Manayunk Development Corporation and the East Falls Development Corporation to prepare a Township-area wide bike map/field guide showing priority routes and destinations. A field guide could be both paper and web based and will serve as a recreational/educational and economic development tool. COMPREHENSIVE 298 PLAN

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RELATIONSHIP the future water quality and regulato- RELATIONSHIP TO BETWEEN LAND USE ry consequences of low density sub- ADJACENT MUNICIPALITIES urban development. The Community CHAPTERS Narberth Borough Facilities Element and Land Use El- The Land Use Element has been Narberth is the process of adopt- ement have been coordinated to en- prepared to provide a balanced land ing a Borough-wide form based zon- sure adequate space to accommodate use plan addressing current issues ing code. The Township’s proposed necessary and desired community and meeting future needs. The Land Traditional Neighborhood Devel- amenities and services. The Commu- Use Element contains five integrat- opment residential land use recom- nity Facilities Element and Land Use ed chapters focusing on the major mendations are consistent with the Elements address the inter-relation- land use types within the Township; Borough’s residential land use plans. ships of land use and public schools, residential, commercial, institution- The Township’s neighborhood ori- particularly regarding the impact of al, historic preservation, and open ented/pedestrian-scaled commercial additional residential construction. space. Each type of land use has a land use recommendations along the unique set of planning challenges Montgomery Avenue border are con- and the overall Land Use Element RELATIONSHIP TO sistent with the Borough’s proposed balances the use, intensity, character, MONTGOMERY COUNTY commercial land use approach for and form of each land use together to COMPREHENSIVE PLAN this area. Future land use and circu- produce the Township’s unique land The Lower Merion Township lation improvements, including a po- use pattern. Land Use Element has been coordi- tential three-lane configuration along The Land Use Element recognizes nated with the Montgomery County the Montgomery Avenue commercial the Township’s primarily low densi- Comprehensive Plan in regards to corridor will need to be coordinated ty residential orientation and seeks future land use, circulation improve- between the Borough and the Town- to rectify the inherent tensions be- ments, and open space preservation. ship. tween low density residential land The Montgomery County Planning uses and higher intensity commercial Commission worked with Township City of Philadelphia and institutional uses. The Land Use staff and the Land Use Committee on The Township and the City have Element also recognizes the vital role the development of the Commercial recently adopted coordinated land that historic preservation and open Land Use Chapter and has also served use, circulation and zoning for the space contribute to the Township’s as technical advisors/peer reviewers City Avenue corridor between the form, character, and identity. on the preparation of the entire Com- Schuylkill Expressway and Over- prehensive Plan, including graphics brook Station. The Township’s Tra- production and the Issues Report. ditional Neighborhood Development RELATIONSHIP TO OTHER residential land use recommendations ELEMENTS The working relationship between The Land Use Element has been County and Township planning staff are consistent with the City’s residen- coordinated with the other Plan has allowed for continued integration tial land use pattern for the area of Elements; Circulation, Housing, and consistency between the Lower City Avenue from Overbrook Station Community Facilities, and Water Merion Township and Montgomery to the Haverford Township border. Resources. The Land Use Element County Comprehensive Plans. The Township’s residential recom- includes several land use recommen- mendations may direct future residential growth towards redeveloping dations to improve circulation, while DVRPC CONNECTIONS urban centers, with transportation in- the Circulation Element includes PLAN recommendations to better integrate The Lower Merion Township frastructure such as Philadelphia. The land uses together, particularly resi- Land Use Element incorporates pop- Township’s neighborhood-oriented/ dential and locally oriented commer- ulation projections from the DVRPC pedestrian-scaled commercial land cial uses. The Housing Element com- 2040 Connections Plan, which is the use recommendations along this sec- plements the residential chapter of regional comprehensive plan. The tion of City Avenue complement the the Land Use Element by providing Land Use Element also incorporates City’s commercial land use pattern for detailed recommendations to accom- background data from the 2040 Con- corridor. The evolution of Saint Jo- modate the multiple housing needs nections Plan regarding regional cir- seph’s University is an area of mutual of a large, diverse community. The culation plans and open space and interest for both municipalities. The Water Resources Element serves as how these items impact local land Township’s institutional land use rec- the environmental underpinning of use. ommendations are intended to pro- the Land Use Element and addresses vide opportunities for modest expan- LAND USE 299

Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents sion of the University on the Lower The physical separation of the sity commercial and residential Merion side of City Avenue while re- two Township’s resulting from the districts; and ducing externalities on the low-den- Schuylkill River will result in no im- Establish specific standards for sity residential neighborhoods imme- pact from Lower Merion’s residential, higher density townhouses to diately adjacent to the campus. The commercial or institutional land use discourage speculative property Township and City should coordinate recommendations upon Whitemarsh assembly of parcels in affordable land use regulations relating to insti- Township. Lower Merion’s Open neighborhoods while providing tutions along the City Avenue corri- Space recommendations relating to appropriately scaled and designed dor. recreational and open space use along new construction. the Schuylkill River are consistent Haverford Township with Whitemarsh Township’s open Institutional The Township’s Traditional Neigh- space initiatives. Recommendations borhood Development residential Establish institutional zoning dis- land use recommendations are con- tricts to maintain the open space sistent with Haverford Township’s CONCLUSIONS character of larger institutional residential and neighborhood com- The Land Use Element includes properties and discourage con- mercial land use pattern along the mu- significant general recommendations version of institutional properties nicipal border. The Township’s neigh- to completely revise the Township’s over five acres to residential uses; borhood oriented/pedestrian-scaled zoning and land development codes Establish specific regulations for commercial land use recommenda- to accommodate revised ultimate regionally oriented institutional tions along Lancaster Avenue com- population projections and to better properties over five acres, partic- plement Haverford Township’s com- address the impacts of infill and rede- ularly private educational uses, mercial land use pattern. There are velopment upon the established com- to provide for logical institution- opportunities for future coordination munity fabric. It is anticipated that al modernization while providing between both municipalities regard- the revised codes will reflect many of protections for adjacent residen- ing the commercial development of the preservation oriented, form based tial neighborhoods; Lancaster Avenue and to also address recommendations of the Compre- Establish provisions to protect impacts of institutions on adjacent hensive Plan, and that the new codes historic resources and open space residential neighborhoods. will be graphically rich and more user associated with all institutional friendly. properties; and Radnor Township Establish provisions to permit the Lower Merion’s Traditional Neigh- appropriate residential conversion MAJOR borhood Development residential of locally oriented institutional land use recommendations and vil- RECOMMENDATIONS OF THE LAND USE ELEMENT properties under five acres. lage scaled commercial land use recommendations should complement Residential Recommendations Commercial Radnor Township’s established land Incorporate increased form based Recommendation use pattern. Radnor Township re- design controls through tradition- Revise commercial zoning to cre- cently modified institutional zoning al neighborhood development ate pedestrian-scaled commercial regulations pertaining to Villanova districts or additional historical districts by requiring ground level University. These changes should re- districts to ensure that new con- retail and traditional business dis- duce off -campus student housing in struction is consistent with the trict offices and service uses in all Bryn Mawr and open up opportuni- established built environment in commercial areas; and ties for additional workforce housing terms of mass, scale, and charac- Replace the existing split zoning in the community. ter; provisions in commercial areas to Modifythe underlying density, provide effective buffers with ad- West Conshohocken Borough bulk, and area requirements for jacent residential neighborhoods Lower Merion shares a very small single family residential neighbor- and allow the efficient modern- border with West Conshohocken Bor- hoods to discourage inappropriate ization of the Township’s limited ough. The Township’s commercial, subdivision; commercial areas. residential and institutional land use Refine the density requirements recommendations should have no Historic Preservation to protect and enhance transition impact upon the Borough. Recommendations areas between single family resi- Whitemarsh Township dential districts and higher inten- COMPREHENSIVE 300 PLAN

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Prepare a comprehensive Historic Preservation Plan, which will include an update of the HRI; Prepare a list and a map of exceptional historic resources which are integral to the identity of the Township; and Identify and incorporate exceptional historic assets to serve as building blocks of commercial areas.

Open Space Recommendations Recognize the role that all types of open space contribute to the low density, suburban character of the Township; Identify strategies to preserve open space on private properties and establish criteria to acquire new open spaces in lieu of development; and Establish central civic spaces in the Ardmore, Bryn Mawr, Bala, and City Avenue commercial areas.