Comprehensive Plan Establishes Long Range Goals and Recommendations to Manage Projected Residential Growth Over the Next 20 Years

COMPREHENSIVE 162 PLAN

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

RESIDENTIAL LAND USE The Residential Land Use Chapter of the Comprehensive Plan establishes long range goals and recommendations to manage projected residential growth over the next 20 years. Be- cause nearly three quarters (74.76%) of the Township is currently occupied by various residential uses the Residential Land Use Chapter is the foundation of the Land Use Element.

INTRODUCTION Historically, suburban residential lished neighborhood pattern through The majority of the Township’s communities have been organized subdivision, tear down/rebuild, in- residential land use pattern consists and planned as neighborhoods or fill construction, modernization of of stable, developed residential neigh- districts rather than as collections of existing properties, and loss of open borhoods comprised of single-family individual buildings. Neighborhoods space. Additional Township-wide res- homes. The Township’s neighbor- and districts are functionally inte- idential housing issues include hous- hood scaled housing stock is over- grated systems of individual proper- ing affordability and the community whelmingly owner-occupied and pri- ties, which have grown together over need to provide a wide range of hous- marily consists of homes constructed time. Residential planning efforts are ing options to meet the needs of a di- prior to 1960. Residential properties directed towards ensuring that es- verse population at various stages of within the Township have some of tablished residential neighborhoods life. The tension between the need to the highest property values in the re- and districts retain their character, re- provide housing options, particularly gion. The quality and character of the main stable, and continue to logically to accommodate an aging population Township’s residential neighborhoods evolve as great places to live. for which large, single-family de- combined with the Township’s first Because of the relatively fixed tached homes are impractical or un- class public school system and mu- and stable nature of the majority of affordable, and the potential impact nicipal services are a primary reason the Township’s residential pattern, upon established residential neigh- that Lower Merion Township is con- residential planning issues primarily borhoods, will remain a planning sidered a “Great Place to Live”. revolve around impacts to the estab- challenge for years to come. LAND USE 163

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

Methodology planning objectives and issues associ- Land Use Element and the Housing This chapter of the Land Use El- ated with the use, intensity and form Element with regards to neighbor- ement seeks to create a plan for res- of residential land uses throughout hood preservation. The institutional idential land uses in Lower Merion the Township. The chapter is divid- chapter of the Land Use Element also Township by: ed into five (5) sections: Introduc- briefly touches on the potential con- 1. Reviewing zoning, subdivision, tion/Background; Residential Land version of institutional properties to and other municipal codes, Use Typologies; Residential Build-out residential uses, but this chapter in- which regulate residential de- Analysis; Preservation, Infill, and Re- cludes a more detailed analysis of the velopment; development; and Conclusions. The impact of potential residential con- 2. Reviewing the pattern of resi- Introduction/Background section versions. dential districts to determine if summarizes demographic and resi- the platting matches the pattern dential development trends and also Summary of Demographic and if any adjustments to the includes an overview of existing zon- Information This section provides a summary zoning should be undertaken; ing regulations affecting residential of relevant residential land use and 3. Identifying the projected lev- development in the community. The demographic information. This infor- el and location of residential Residential Land Use Typologies sec- mation complements the Background growth; and tion summarizes the characteristics of chapter of the Comprehensive Plan 4. Evaluating the impact of future the four residential land use typolo- and the 2010 Community Profile, subdivision/infill development gies: low density areas consisting of which is included as an Appendix. upon natural and historic re- the RAA, RA and R1 zoning districts; sources. medium density areas zoned R2, R3, Housing Characteristics A joint committee comprised of R4 and R5; high density areas zoned Residential land use comprises ap- members of the Land Use Committee R6, R6A and R7; and mixed-use areas proximately 74.76% of the town- and Housing Committee held five (5) which are zoned commercial and or ship’s land area. In 2010, there public meetings in 2014 to discuss mixed/use where residential uses oc- were 24,095 housing units in the general and specific issues relating to cur. The residential build-out analysis community. Of these, 57.4% were residential land use and to formulate provides an explanation of the poten- single-family detached, 11.3% the vision and recommendations to tial number of new housing units that were single-family attached, and guide future policies and projects af- could be developed under existing 31.3% were multi-family residen- fecting residential development. The zoning regulations. The Preservation, tial.1 work of the committees builds upon Infill, and Redevelopment section In 1990, the total number of the 2010 Issues Report, which iden- highlights strategies to minimize neg- housing units in the Township tified the form and scale of new de- ative externalities associated with new was 23,868. Between 1990 and velopment as a fundamental issue to construction. The Conclusion section 2010 the number of housing units be addressed in the Comprehensive summarizes the issues and provides in the Township increased by less Plan. The joint committee structure recommendations and strategies to than one percent (0.95%). 2 ensured continual public involve- address the conclusions. According to 2010 U.S. Census ment during the planning process. The recommendations largely ad- data, the existing housing densi- dress the impact of form and density ties in the Township range from Residential Land Use Vision of new construction upon the exist- To preserve the character of the 0.3 housing units per acre in ing land use pattern. While many of neighborhoods, enhance the estab- Gladwyne to 9.49 housing units the recommendations are oriented lished housing stock and neighbor- per acre in Ardmore. towards preserving the existing pat- hood pattern, and capitalize upon In 2010, the median value of a tern by reducing inappropriate subdi- opportunities to add complementa- house in Lower Merion Township vision or regulating the form of new ry, attractive, high quality housing was $545,000. Approximately construction, several of the recom- that is affordable to a wide range of 16.7% of homes in the Township mendations also address the contin- 3 households at appropriate densities were valued at over $1,000,000. ued need to logically modernize an through infill and redevelopment. One-third of all housing units in aging housing stock to meet changing the Township were constructed Structure of the Residential technologies and lifestyles. prior to 1939 and approximate- Land Use Chapter It should be noted that there is The Residential Land Use Chapter a significant amount of overlap be- 1 2010 U.S. Census is primarily focused upon addressing tween the residential chapter of the 2 U.S. Census Bureau 3 2010 U.S. Census COMPREHENSIVE 164 PLAN

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ly two-thirds of all housing units By 1990, 39 of these parcels totaling units in the Township are single-fam- (63.6%) were constructed prior to 665-acres had been subdivided.8 In ily detached homes, future residen- 1960 making them potentially eli- response to the increasing number of tial development will likely primar- gible for historic designation.4 subdivisions, the Open Space Preser- ily occur through infill development Approximately 76.3% of the vation District was enacted in 1990. and redevelopment in the mixed-use housing units in the Township are The Open Space Preservation District commercial areas involving the con- owner occupied and 23.7% are functions as a Township-wide over- struction of multi-family units. This renter-occupied. 5 lay on all residentially zoned parcels is evidenced by the fact that the ma- five-acres and larger. The ordinance jority of housing units proposed or Population Composition requires that at least half of the total constructed between 2010 and 2015 Lower Merion Township is the lot area be preserved as open space if were multi-family units in commer- most populous municipality in the property is developed residential- cial districts. Additional information Montgomery County. Lower Mer- ly. Since the ordinance was enacted, is provided in Table 2.16 in the Back- ion’s population grew continuous- numerous estates, including the 55- ground chapter. The design of new ly until 1970 when it peaked at ap- acre Maier Estate in Villanova and the development will become increas- proximately 63,500; however, the 44-acre Johnson Estate in Gladwyne ingly important to ensure that Lower total population of the Township were developed. Today, 93 private Merion maintains its suburban resi- has remained relatively flat since residential properties five-acres or dential character. 1980. Between 2010 and 2040 larger remain totaling 848-acres of the population is only projected to land.9 Overview of Existing Zoning increase by approximately 3.6%. Demand for housing in the Town- Regulations Conversely, the nine-county re- ship will likely remain strong given Lower Merion Township has a gion is forecast to increase by 11% the Township’s prime location with- unique history as a first-ring, residen- between 2010 and 2040.6 in the region and availability of high tial suburb of Philadelphia. Although Lower Merion continues to age. quality community facilities. While the Township was among the first The median age has increased over half (57.4%) of the housing wave of municipalities in the nation to from 40.5 in 1990, to 43.4 in

2010. The highest concentration 8 Campbell Thomas & Company and South Street of residents aged 65 and older is Design Company. Scenic Road Corridor and Viewshed along the western and southeast- Analysis, Township of Lower Merion. May 1993 ern part of Lower Merion from 9 Lower Merion Township Building & Planning Depart- ment. 04/2015 Bryn Mawr to Bala. In fact, 31.2% of the residents in Bala were age 65 and over in 2010.7

Development Trends Lower Merion is a desirable suburban, residential community to live and work in. Natural market pressures have led to development of available vacant lands and the subdivision and infill of properties that were already developed. In 1982 the Township conducted a Developable Land Study, which identified 199 private residential properties five- acres or larger, totaling 3,345-acres.

4 2010 U.S. Census 5 2010 U.S. Census 6 Delaware Regional Valley Planning Commission. Analytical Data Report # 18-A: Regional, County, and Municipal Population Forecasts, 2010-2040. October Quaint cottages with front porches line either side of Righters Mill Road in Gladwyne. This photo 2013 illustrates how new construction that conforms to current zoning provisions can impact the existing neighborhood pattern. 7 2010 U.S. Census LAND USE 165

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enact a zoning code in 1927, sections of five residential zoning districts, a R5). Three of the 10 residential zon- of the community was already de- business district, and an industrial ing districts (R6, R6A, and R7) per- veloped. A review of the Township’s district. The zoning code has been mit a wide range of housing options historical development patterns re- modified numerous times to address from single-family detached housing veals that some of the older residen- changing uses, needs, and realities. to multi family apartments. Public tial neighborhoods that contribute to Today, the code includes 26 sepa- schools are permitted by-right in Lower Merion’s distinguished char- rate zoning districts including 10 districts RAA through R3. Non traf- acter are inconsistent with existing residence districts, 11 commercial/ fic and minor home occupations are zoning regulations. Despite zoning mixed-use districts, one manufac- permitted within residential districts changes over the years, there are turing/mixed-use district, and four subject to specific regulations limit- still neighborhoods throughout the medical districts. The residential ing the size, number of employees/ community where new construction zoning districts allow for varying de- visitors, and separation requirements that is consistent with the zoning grees of density and housing types. between similar uses. Institutional regulations awkwardly stands out in The permitted residential densities uses, such houses of worship and an otherwise uniform setting. This range from one single-family, de- private schools, are permitted by chapter evaluates the existing zoning tached home on two-acres in the special exception in all residential regulations and identifies strategies RAA district to apartment houses zoning districts. Residential land use to direct growth to appropriate lo- with 17.42 housing units per acre and mixed use developments are cations, to preserve the character of in the R7 district. The commercial/ also permitted in various commercial the built environment, and to achieve mixed-use districts allow for much zoning districts. Table 5.6 summa- the desired form with new residential higher residential densities. rizes the permitted residential bulk construction. Seven of the 10 residential zon- standards and densities that are per- The Township’s first zoning code ing districts exclusively permit sin- mitted in the various residential zon- included seven districts comprised gle family detached homes (RAA to ing districts.

TABLE 5.6 ZONING REQUIREMENTS FOR A SINGLE-FAMILY DETACHED DWELLING Zoning Accessory Front Yard Side Yard Setback Rear Yard Lot Width Lot Building Impervious District Building Setback Setback (minimum Area Surface Setback* (minimum (minimum square (Max)** (Max)** (minimum feet) Min Aggregate feet) feet) (minimum feet) Area square feet) R AA 90,000 20%

R A 45,000 20% 10 50 15 40 25 90 15%

R 1 30,000 21%

R 2 10 40 12 35 25 80 18,000 18% 24% R 3 5 40 10 30 25 70 10,000 20% 28% R 4 5 30 8 20 25 60 6,000 30% 39% R 5 5 25 8 20 25 50 5,000 35% 45% R 6 5 20 8 20 25 50 5,000 40% 50% R 6A 5 30 8 20 25 50 5,000 40% 50% R 7

* Accessory building must be at least 10 feet behind the rear most portion of the house to utilize the accessory structure setbacks. ** Percent of Net Lot Area. COMPREHENSIVE 166 PLAN

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Environmental and Historic Pro- protects the individual tract’s signif- Historic Preservation tections icant natural features, cultural land- The purpose of the Historic Re- It is imporant to note that the scapes, and historic sites. The Open source Overlay District is to ensure Township has environmental and his- Space Preservation Overlay District the preservation and protection of toric protections in place to preserve requires that 50 to 60 percent of the buildings, structures, and sites of his- and protect the built and natural en- land area be preserved, when the toric, architectural, cultural, arche- vironment. These protections affect tract is developed for residential use. ological, educational, and aesthetic the future development potential of This requirement does not apply to merit. There are nearly 1,000 proper- numerous properties throughout the institutional development in residen- ties on the Historic Resource Invento- community. tial zoning districts. Approximately ry, including properties within seven Floodplains 40 percent of the land area of the local historic districts and individual The Floodplain District is an over- Township could be developed under properties throughout the Township. lay district comprised of the Special these conservation design concepts. The Historic Resource Overlay Dis- Flood Hazard Areas identified on This could be expanded if it regulat- trict is discussed in greater detail in the Federal Emergency Management ed more than just residentially zoned the Historic Preservation Chapter of Agency’s (FEMA) Flood Insurance parcels and/or lots smaller than five- the Land Use Element. Rate Maps and the Township’s des- acres in size. ignated floodplain areas. The Flood- plain District, enacted in 1973, pro- L3 ENVIROMENTAL PROTECTIONS MAP hibits any development within the floodplain. Typically the Township’s floodplain district boundaries are more restrictive than FEMA’s. The floodplain can be redelineated if the hydrological calculations warrant a change and may be approved by the Township Engineer and/or FEMA. Currently, the floodplain affects eight percent of all parcels within the Township. Steep Slopes The zoning code includes penalties, for which the minimum lot size and impervious surface limitations are more restrictive when steep slopes are disturbed. This applies to subdivi- L4 HISTORIC PROTECTIONS MAP sion with the creation of new lots. De- pending on the average slope of the

Schuylkill Expy Spring Mill Rd asn odRd Ford Matsons

land, the required minimum lot size Rd Ford Youngs

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

Schuylkill Expy

W Montgomery Ave

increases up to two times the mini- Matsons Ford Rd Spring Mill Rd Lafayette Rd

Mt Moro Rd

Mt Pleasant Rd

Youngs Ford Rd Rd Waverly County Line Rd mum lot size. Steep slope conserva- 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

tion regulations are also found in the Rd Hollow onsFr Rd Ford Youngs

N Ithan Ave Rd Harriton Black Rock Rd

Williamson Rd

County Line Rd Old Gulph Rd Township’s Natural Features Code, 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

which prohibits site disturbance on 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 slopes exceeding 25 percent. 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 ilCekRd Creek Mill

Montgomery Ave Presidential Blvd

Conservation Design Belmont Ave Rd Ferry Righters Woodside Rd

Meeting House Ln

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

Coulter Ave Haverford Ave All residential parcels greater than W County Line Rd W Spring Ave E Lancaster Ave RdPenn Montgomery Ave Ardmore Ave Church Rd Conshohocken State Rd St Asaphs Rd E City Ave Cricket Ave Bala Ave Simpson Rd

E Wynnewood Rd Ave Bowman orsRd Morris

Old W. Rockland Ave

Wynnewood Rd five-acres in size fall within the Open E County Line Rd N Highland Ave

E Spring Ave ynwo Rd Wynnewood W Space Preservation Overlay District. Lancaster Ave

Haverford Rd E Wynnewood Rd

Remington Rd This district promotes the preserva- Haverford Rd

tion of natural and scenic site features, Manoa Rd historic sites, and historic resources. City Ave The preservation area preserves and The maps above show the environmental protections in place (top) and the Historic Resource Overlay District (bottom). LAND USE 167

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RESIDENTIAL LAND USE L5 RESIDENTIAL LOW DENSITY MAP TYPOLOGIES This chapter categorizes residential land use into four general typologies based on the permitted densities of the properties. Low density areas include the RAA, RA, and R1 Resi- dence zoning districts; medium density areas include properties zoned R2, R3, R4, and R5; high density areas include properties zoned R6, R6A, and R7; and mixed-use areas include commercial and/or mixed-use zoning districts where residential uses may be developed.

Low Density The low density areas are comprised of the properties zoned RAA, RA and R1 (Map L5). Cumulatively, low density residential zoning districts account for 54 percent of the land area in the Township. The maximum permitted density ranges from one single-family, detached home on over two-acres of land, to 1.45 single-family detached homes per acre. The low density areas are primarily located in the western portion of the Township including Rosemont/Villa- nova, Gladwyne, North Penn Valley, and Haverford. This portion of the Township includes many sensitive environmental resources, such as the Mill Creek Valley and the steep slopes along the banks of the Schuylkill River. The winding roads follow the ravines and creeks and the scenic viewsheds create a bucolic feel, despite the proximity to Philadelphia. Because much of this area was developed in the Auto an eclectic feel as they developed to drive development in this area and Suburb Era after WWII, many of the over time. Due to the large size of careful steps must be taken to protect neighborhoods lack sidewalks, so the the properties and the desirable char- the community’s sensitive environ- roadways are commonly shared by acteristics of the area, older, smaller mental resources and visual charac- automobiles, bicyclists, and pedestri- homes in this area have become sus- ter that give the Township its unique ans.10 ceptible to demolition and newer, landscape character, while recog- The houses in the low density area larger homes have been built in their nizing the property owners’ right to are generally separated by quite a dis- place. Market pressures will continue modernize their existing homes. tance and many neighborhoods have

10 Refer to the Defining Land Use Pattern Characteristics in the Introduction of the Comprehensive Plan. COMPREHENSIVE 168 PLAN

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Medium Density L6 RESIDENTIAL MEDIUM DENSITY MAP Properties zoned R2, R3, R4 and R5 are categorized as medium density (Map L6). Approximately 29 percent of the land area in the Township falls within this category. The maximum permitted density ranges from 2.42 single-family detached homes per acre, to 8.71 single-family detached homes per acre. Single-family detached dwellings are the only type of housing permitted by-right on parcels in these low and medium density areas. The maximum permitted height of single-family detached dwellings is 35 feet, or three-stories, in the RAA through R5 zoning districts. The medium density areas are primarily concentrated in the eastern portion of the Township and include much of Bala, Cynwyd, South Penn Valley, Belmont Hills/College Park, Merion, Penn Wynne, Wynnewood, and North Ardmore. Much of this area was developed during the Railroad Suburb Era (1851-1914) and the Streetcar/ Commuter Suburb Era (1914-1939).11 During this period of time, developers purchased farms and developed smaller, residential neighborhoods platted along winding, tree lined roads in proximity to the train stations. Development along the train line afforded successful, Phila- delphia businessmen an opportunity to commute from the city to the suburban countryside. Many of the medium density neighborhoods share similar characteristics, such as unique architectural design details, front porches, and sidewalks. The Township’s low and medium density single-family neighborhoods are consisdered among the most desirable suburban neighborhoods in the Phil- adelphia metropolitan region. Many of these neighborhoods include older, historic residences, many of which are remnants of former estates. Scenic vis- tas and open space is a defining charac- teristic of these neighborhoods and will require careful planning consideration if they are to remain in years to come.

11 Refer to the Defining Land Use Pattern Characteristics in the Introduction of the Comprehensive Plan. LAND USE 169

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High Density L7 RESIDENTIAL HIGH DENSITY MAP High density areas include the R6, R6A, and R7 zoning districts, which comprise approximately four percent of the land area within the Township (Map L7). The maximum permitted density ranges from 14.52 to 17.42 dwelling units per acre by-right and includes a range of housing types from single-family detached homes, to apartments 65 feet in height. The permitted density can be increased to a maximum density of 41.48 dwelling units per acre through the use of zoning incentives for affordable and subsidized housing. In addition to allowing single-family detached dwellings, the R6 district allows single-family semidetached, and two-family detached dwellings. The R6A district allows for all uses permitted in the R6 district by-right, as well as two-family semi-detached dwellings. Apartment houses and condominiums are permitted by con- ditional use. Subsidized housing for the elderly and nursing homes are permitted by special exception. In the R7 district all uses permitted in the R6A district are permitted by-right, as well as apartments. It should be noted that public schools and non-traffic home occupations are permitted in all residential zoning districts, subject to certain restrictions. Educational, cultural, and religious institutional uses are also permitted in residential zoning districts by special exception. The Township’s high density neighborhoods include a variety of housing types. These areas are generally very walkable and have excellent access to public transportation and commercial districts. Older high den- multi-family uses. The high density sity neighborhoods are largey com- areas also include the low- and mid- prised of a pattern of single-family rise apartment buildings along the detached and single-family attached Lancaster and Montgomery Avenue residences (twins) built before the corridors. The high density areas gen- Zoning Code was enacted in 1927, erally serve as transitional areas be- but they also include townhouse de- tween lower density neighborhoods velopments which have infilled over and busy commercial districts and the years. Many large, formerly sin- transportation routes. gle-family homes have converted to COMPREHENSIVE 170 PLAN

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Mixed-Use Application of Land Use represents a theoretical maximum. It It is likely that most future res- Typologies does not imply or forecast how many idential development will occur The land use typologies helped to building will actually be built, which through infill development and re- frame the recommendations by pro- is largely dependent on market con- development in the mixed-use com- viding the macro approach needed ditions. mercial areas. Residential mixed-use to understand the general issues as- The build-out scenario does not development is permitted in various sociated with each area before under- define the specific size and/or place- commercial areas throughout the taking a micro approach to resolving ment of the structures. The scenario Township. While the desired form neighborhood specific issues. does define a particular number of and scale of new development varies dwellings that could be built based based on the context of the existing BUILD OUT ANALYSIS on the permitted densities and the built environment in each commer- In the beginning of 2014, the constraints to development as noted cial district, the inherent mix of resi- Township purchased CommunityViz below. The following summary pro- dential, commercial and office uses is planning software which is a GIS vides an overview of the build-out the common element in this typology. based decision-support tool. One of scenario, which is based on the exist- While commercial land use is the major tools of the software is the ing zoning limitations of the zoning covered in a separate chapter of the ability to perform build-out analyses districts. Land Use Element, planning issues to estimate the amount and location According to the 2010 Census relating to residential uses within of development for a particular area. the Township currently has 24,095 commercial areas is considered in Performing a build-out analysis housing units. The build out scenario the Residential Land Use Chapter. identifies the holding capacity of the revealed that 21,146 new residential Because commercial uses only com- land. A build-out analysis is a calcu- units could hypothetically be devel- prise approximately four percent of lation that is based on the assump- oped in the Township under current the land area in the Township, both tions for density, physical constraints zoning and development regulations chapters recognize that care should to development, and current land (Map L8). However, 21,146 is not be taken to ensure that areas current- use regulations that define the size the number of additional units per se ly designated for commercial land and placement of structures for that but rather that number represents a use continue to provide a significant area. A build-out analysis provides an combination of new and replacement commercial component. Currently, answer to the question “How many units through complete redevelop- only one commercial zoning district buildings could be built according ment. expressly requires commercial use, to current land use regulations?” A but nearly all commercial districts build-out analysis provides a refer- incentivize mixed-use or residential ence for future planning because it development (Table 5.7).

TABLE 5.7 MIXED-USE AREAS District Commercial Mixed Use Year Planning Study to Support Zoning Use Required Incentive Enacted BMVD 1-4 N Y 2008 Bryn Mawr Master Plan (2006) MUST N Y 2006 Ardmore Redevelopment & Transit Center Plans (2001-05) ROHO N Y 2006 Rock Hill Road/ Belmont Avenue Master Plan (2000) CAD-RCA N Y 2012 CAD-BCR Y Y 2012 City Avenue Zoning Recommendations (2008) CAD-BV N Y 2014 M N N 1927 Final Report of the Zoning Commission (1926) CL Y N 1957 Comprehensive Plan (1954) C1 N Y 1939 Comprehensive Plan (1937) C2 N Y 1939 LAND USE 171

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L8 LOW, MEDIUM, AND HIGH DENSITY POTENTIAL BUILD OUT MAP

Legend Residential Build-out resulting in a total of 2,305 potential Lower Density - Potential Dwelling Unit Scenario Summary (RAA to dwelling units. R7) High Density (R6, R6A, R7) Medium Density - Potential Dwelling Unit Low Density (RAA, RA, R1) Currently, 2,630 high density par- High Density - Potential Dwelling Unit Currently, 4,720 low density parcels totaling approximately 658 acres Potential Dwelling Unit on Vacant Land cels totaling approximately 8,400 are located primarily in the eastern acres are located throughout the Existing Multiple Unit Property (less than 10 DU) portion of the Township. The build- Township. The build-out analysis re- out analysis revealed that approxi- Existing Multiple Unit Property (more than 10 DU) vealed that under current zoning reg- mately 617 high density parcels to- Existing Dwelling Unit ulations, approximately 368 low den- taling 259 acres could be subdivided sity parcels totaling 2,124 acres could Properties - Conservation Easements potentially resulting in 4,191 new be subdivided resulting in a potential dwelling units. Township Parks of 1,553 new dwelling units. Open Space: All residentially Open Space - Cemeteries Medium Density (R2, R3, R4, zoned parcels greater than five-acres Preservation Areas OSPD R5) in size fall within the Open Space There are presently 9,554 medi- Preservation Overlay District, which um density parcels totaling approxi- requires that 50-60% of the land area mately 4,516 acres in the Township. be preserved as open space, when the The build-out analysis demonstrated property is residentially developed. that under current zoning regula- The build-out scenario revealed that tions, approximately 418 parcels to- a total of approximately 3,219-acres taling 836 acres could be subdivided, could be developed, but with the COMPREHENSIVE 172 PLAN

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

TABLE 5.8 OVERALL RESIDENTIAL BUILD-OUT SCENARIO & POTENTIAL OPEN SPACE Parcels with Acres with Potential New Potential Open Space Zoning Potential Parcels Subdivision Subdivision Dwelling Units from Institutional District Open Space Potential Potential (Net) Properties* Typology

RAA 282 35 749 295

RA 1,330 131 675 494 399 acres 313 acres

Low Density R1 3,108 202 700 764

R2 1,491 138 390 694 R3 2,764 139 305 989 15 acres 182 acres R4 3,566 111 119 528 Density Medium R5 1,733 30 22.5 94 R6 838 70 14 178 R6A 1,559 422 117 1,843 38 acres 14 acres R7 223 118 122.5 2,081

High Density ASDD1 10 7 5 89

Total: 16,904 1,403 (8.3%) 3,219 8,049  452 acres 509 acres

* Institutional properties greater than five- acres in size fall within the Open Space Preservation Overlay District, if the institution ceases to operate and the parcel is developed entirely for residential land use. There are an additional 194 vacant parcels in the low and medium density areas that could be developed with one single family dwelling, which could increase the total potential new dwelling units to 8,243.

Open Space Preservation Over- TABLE 5.9 RESIDENTIAL BUILD-OUT SCENARIO FOR lay District in place, approximately INSTITUTIONAL PROPERTIES 452-acres of open space could potentially be preserved if residential prop- Parcels with Acres with Potential new erties are residentially developed. If Zoning subdivision subdivision dwelling units District the institutions located in residen- potential potential* (Net)

tial districts develop residentially an Typology additional 509-acres of open space could be preserved (Table 5.8). RAA 7 486 197 RA 3 21 16

Low Density R1 12 125 148 R2 17 189.9 368 R3 17 173.7 598 R4 20 63.4 293

Medium Density R5 4 6.7 28 R6 0 0 0 R6A 13 5.2 86 R7 11 37.5 647

High Density ASDD1 0 0 0 Total 104 1,109 2,381

*One of the properties (zoned RAA) is temporarily protected and could remove 124 DU from the scenario. LAND USE 173

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Residential Build-out of Institutional Properties Build-out Analysis Residential Methodology. Institutional properties make up a large share of the Township’s land Each of the residential land use typologies (Low Density, Medium Density, High Density and Mixed-Use) were analyzed separately and the area. While they have an air of per- results were then cumulated. The high density build-out scenario was manence, they are subject to change. completed in two parts; one for townhouse development and the other Currently, the majority of institutions for apartment development. The projected yield under the townhouse in the Township could be redevel- development scenario was greater and is included in the summary. The oped residentially in compliance with mixed-use build-out scenario methodology is explained in greater detail the Zoning Code. The build-out anal- later in this chapter. ysis revealed that if every institutional Institutional properties and residential properties over five acres were use would cease and the parcel would further analyzed due to their significant development potential. be developed residentially over 2,300 Constraints to Development Considered in the Build-out Scenario new dwelling units may be constructed (Table 5.9). The following section Existing Features highlights the potential impact to It was assumed that the following existing features would remain in each residential land use typology. place: Roadways, Structures on the Historic Resource Inventory (HRI), Low Density: There are 22 par- Structures in the 1990 Comprehensive Historic Preservation Corporation cels totaling 632 acres that could be (PHPC) study areas, and Structures in the potential Traditional Neighborhood District (TND) areas. subdivided, resulting in 361 potential new dwelling units. Because most Natural Sensitive Areas of these parcels are over five-acres It was assumed that the following areas would not be developed upon: in size, they could potentially yield slopes greater than 25 percent (not average slope), floodplains (Township a minimum of 313 acres of open and FEMA), waterways and water bodies (development potential can be space. Forty-five percent (45%) of transferred on the same lot). the properties contain structures that Permanently Protected Areas are listed on the HRI. The largest site Township parks, properties previously developed under Open Space is 302-acres (Philadelphia Country Preservation Overlay District regulations, cemeteries, and lands with Club).* permanent conservation easements are considered permanently protected Medium Density: There are and are not likely to be developed, so these properties were removed 58 parcels totaling 433.7 acres that from the build-out scenario. could be subdivided, about 36 per- Minimum Lot Frontage in Single Family Development cent over five-acres, and could yield a The minimum lot frontage was factored into the development potential minimum of 182 acres of open space. of parcels less than five-acres. New roads would likely be built with Forty-one percent (41%) of the prop- development of parcels over five-acres. erties contain structures that are list- Removal of Parcels Unlikely to Change ed on the HRI. The total yield of new dwelling units is 1,287 units. The two Life Care Facilities (Beaumont and Waverly Heights) were High Density: There are 24 par- removed from the build-out scenario, because they developed under the cels totaling 42.7 acres that could be densities permitted in the Continuing Care Overlay. The Lower Merion School District properties were also removed from the build-out scenario. subdivided. Three of the parcels are greater than five-acres, which could Existing Conditions in High Density Development yield an additional 14 acres of open In some cases the maximum yield for a property was already achieved with space. The total yield of new dwelling the existing land use of the property. For example, the site was already units is 733 units for the institutional developed with a multi-story apartment building; therefore the dwelling parcels in the high density areas. units yielded for a townhouse development on the property was lower and removed from the scenario. COMPREHENSIVE 174 PLAN

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Residential Properties over TABLE 5.10 RESIDENTIAL BUILD-OUT SCENARIO OF Five-acres (RAA to R5) PROPERTIES OVER FIVE-ACRES* Properties over five-acres in size contribute greatly to the Township’s Parcels with Acres with Potential New Zoning bucolic character, but they are also Subdivision Subdivision Dwelling Units District prime candidates for real estate de-

Typology Potential Potential (Net) velopment. The build-out analysis re- RAA 24 244 90 vealed that fewer than 100 residential parcels over five-acres remain in the RA 50 394 301 Low community, but they could yield 675 Density R1 16 160 190 new dwelling units (Table 5.10 and R2 1 5 9 Map L9). R3 1 24.6 85 Low Density: There are 90 parcels totaling 798 acres that could be R4 0 0 0 Density Medium subdivided, and could net at least R5 0 0 0 399 acres of open space. Nineteen Total 92 828 675 percent (19%) of the properties contain structures than are listed on the * Institutional Properties over five-acres are not included in this summary.

L9 RESIDENTIAL PROPERTIES OVER FIVE ACRES IN BUILD-OUT SCENARIO MAP LAND USE 175

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HRI. The maximum build-out could net 581 new dwelling units. Build Out Analysis Mixed Use Methodology. Medium Density: There are only Staff took several factors into account with the mixed use section of the 2 parcels totaling 30-acres that could build-out analysis (Figure 5.11). In addition to the constraints applied to be subdivided, and could net at least the residential zoning districts certain assumptions also had to be applied 15 acres of open space. One of the in the commercial areas, which are outlined below. properties is listed on the HRI. The maximum build-out could net 94 Land Use Assumptions new dwelling units. Parking Limitations: Minimum off-street parking requirements are one of the most limiting development factors implemented through the Zoning Mixed-Use Build out Scenario Code, especially when a development includes a mix of uses including A build out scenario was also con- commercial and retail space. Commercial uses have the most stringent ducted for the mixed-use areas in the parking standards. For this reason a reduction of 50% was built into all of Township. The mixed-use analysis the commercial districts. Montgomery County Planning Commission staff included the following 13 zoning dis- supported this assumption. tricts zoned for mixed-use develop- Determining Number of Units: The C1, C2, and M zoning districts ment: Commercial – C1, C2 and CL; establish a minimum lot area per dwelling unit, which regulates the Manufacturing – M; City Avenue Dis- maximum number of dwelling units on any particular property. Once the trict – RCA, BCR and BV; Rock Hill constraints to development were removed and the parking efficiency was Overlay District - ROHO; Mixed-Use taken into account, the total number of dwelling units was calculated using Special Transportation Overlay Dis- the minimum lot area and other bulk standards. trict - MUST and Bryn Mawr Village Applying Floor-to-Area Ratio and Bulk Standards: Many commercial District - BMVD 1-4. districts do not include a minimum lot area per dwelling unit. These districts include: City Avenue District (RCA, BCR and BV), ROHO, MUST, and BMVD 1-4. Rather, these districts regulate density using floor-to-area ratios (FAR)12 and other bulk standards. In these districts, a maximum building area was determined by using the FAR and other bulk standards. Staff also made assumptions in these districts regarding the mixed-use composition and the size per dwelling unit, which is explained below. Mixed-Use Composition: For this exercise it was assumed that a mixed-use development was comprised of 80% residential uses and 20% commercial uses. Size per Dwelling Unit: A dwelling unit size of 1,500 square feet was applied to these districts. This calculation is consistent with the assumptions applied in the 2010 City Avenue Land Use Assumptions Report. Removal of parcels unlikely to change: Properties unlikely to be developed with a mix of uses were removed from the build-out scenario. These properties included Lower Merion School District’s Matsons Ford Road property, Suburban Square and the Wynnewood Shopping Center. Existing Conditions: In some cases, the property was not large enough to yield a mixed use development, therefore it was not included. When a minimum Lot width was a requirement, this was considered as a factor in its development potential.

12 Definition of Floor-to-Area Ratio (FAR) - The floor area of the building or buildings on any lot divided by the area of such lot.

FIGURE 5.11 MIXED USE BUILD OUT SCENARIO METHODOLOGY

*Steps 4 & 5 only apply to those districts that do not assign a maximum number of dwelling units per acre, which includes the City Avenue District – RCA, BCR and BV, ROHO, MUST and BMVD 1-4. COMPREHENSIVE 176 PLAN

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L10 SUMMARY OF OVERALL MIXED-USE BUILD-OUT SCENARIO MAP

Legend Legend Potential Dwelling Unit on Vacant Land Potential New Dwelling Unit in Mixed Use Existing Multiple Unit Property (less than 10 DU) Existing Multiple Unit Property (less than 10 DU)

Existing MultipleExisting Unit PropertyMultiple (more Unit than Property 10 DU) (more than 10 DU) Existing DwellingExisting Unit Dwelling Unit

Properties-ConservationProperties - Conser Easementsvation Easements

TownshipTownship Parks Parks OpenOpen Space-Cemeteries Space - Cemeteries Preservation Areas_OSPD Preservation Areas OSPD

Summary of Overall Mixed- cial Transportation Overlay District Civic and Open Space Opportu- Use Build-out Scenario (MUST) yielded the highest densi- nities: The Subdivision and Land De- The build out scenario concludes ty at 81.32 dwelling units per acre. velopment Code requires that when that 13,097 new mixed-use residen- The Rock Hill Road Overlay District a development is comprised of more tial units could be developed in the (ROHO) yielded the lowest density at than three building lots or residential Township (Table 5.12). The com- 13.94 dwelling units per acre, which units, either 15% of the tract area be mercial zoning districts that permit is due in large part to the amount of set aside as recreational area or a fee- mixed-use residential equals four land affected by the steep slopes along in-lieu of the land be provided. The percent (4%) of the land area in the the quarry walls. land and/or the fees are to be used to Township (Map L10). It is important Many of the commercial districts provide park or recreational facilities. to reiterate that the build-out consid- could be redeveloped completely In 2015, the established fee-in-lieu is ers that all existing structures will be residentially. In fact, the C1, C2, and $2,500 per unit. The mixed-use build razed and rebuilt. The build-out is a M Districts permit single-family de- out scenario revealed that develop- theoretical maximum that is not like- tached homes in the commercial area. ment of the mixed-use properties ly to be realized due to existing build- Some districts only require a mix of could generate up to 66 acres of on- ings, small lot sizes, and fragmented uses along certain streets. The poten- site recreational land, or recreation ownership. tial commercial mix has been provid- fees-in-lieu totaling up to $31.3 mil- The potential number of new ed for the districts where the FAR and lion dollars. dwelling units is provided for each mixed-use districts have been calcu- Additionally, many of the com- district, along with the potential den- lated. mercial district standards in the zon- sity per acre. The Mixed-Use Spe- LAND USE 177

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TABLE 5.12 SUMMARY OF OVERALL MIXED-USE BUILD-OUT SCENARIO

Potential Potential Commercial Potential Zoning New Density Intent Required Commercial District Dwelling (Dwelling (Y/N) Mix (sq.ft.) Units Units/Acre)

Yes – Along Lancaster & BMVD1 244 24.4 91,420 Bryn Mawr Avenues. Encourage economic development BMVD2 while maintaining traditional main street 46 23 No 17,331 environment. Protect existing residential neighborhoods. BMVD3 879 23 Yes – Along 329,522 Lancaster & Bryn Mawr BMVD4 690 23 Avenues. 258,605

Encourage development of transit- Yes – Along supportive mixed-use neighborhoods that MUST 3,351 81.32 Lancaster 1,005,218 foster economic viability, pedestrian activity Avenue. and a sense of community.

Encourage mixed-use redevelopment of ROHO the under-utilized industrial corridor into a 744 13.94 No 279,077 dynamic, attractive gateway.

Encourage higher-density, multiple-use, CAD- pedestrian-oriented development, and more 3,243 20.33 No 1,216,011 RCA economically productive use of land parcels in the vicinity of City Avenue. Complement the zoning on the Philadelphia side of City Avenue, preserve CAD- the existing retail character of the area, 628 20.33 Yes 235,455 BCR and provide a transition to the existing residential neighborhood.

Encourage pedestrian-oriented development and redevelopment and more economically productive use of land. Recognizes the importance of the area CAD-BV as a gateway and as a neighborhood- and 468 14.52 No 175,558 transit-oriented center, by permitting appropriate densities and a mix of land uses while providing sufficient on- and off-street parking.

Local business district. Restricts some C1 business uses and provide for setbacks to 1,619 21.19* No Not provided. obtain a suburban atmosphere.

Main business district, which includes C2 intense commercial uses such as public 627 21.02* No Not provided. garages, gas stations, light manufacturing.

Bridge the gap between residence and Residential uses only permitted in MUST overlay. Residential uses are CL commercial districts. not permitted in underlying CL District.

M Manufacturing and industrial district. 558 21.68* No Not provided.

TOTAL 13,097 3,608,197

* This district allows a density of 43.5 dwelling units per acres. The potential density is lower than what is permitted in the Zoning Code due to the efficiencies that have been taken into account in the Build-Out scenario. COMPREHENSIVE 178 PLAN

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ing code include requirements for housing policies in the Comprehen- strategies. The growth management civic amenities or incentives for pro- sive Plan. From a residential land use strategies are based on the physical viding desired communal elements, perspective, preservation areas are and environmental characteristics such as public gathering space or primarily comprised of the low and where growth will occur, address the walking trails (Table 5.13). medium density areas; infill areas are desired density and form of the new generally located in the high density development, and ensure that new areas; and redevelopment is primari- growth is appropriately coordinated PRESERVATION, INFILL, AND REDEVELOPMENT ly located in commercial areas. with other planning efforts, partic- STRATEGIES To address the different types ularly stormwater management and A Preservation, Infill, and Rede- and unique impacts of future growth circulation. velopment Map provides a “50,000 upon the existing community, the foot overview” to serve as a guide for Land Use Element includes three establishing residential land use and distinct sets of growth management

TABLE 5.13 MIXED-USE BUILD-OUT SCENARIO AND OPEN SPACE

15% Parcels with Potential Additional Recreation Recreation Fee- Zoning Mixed-Use New Recreation Parcels Area Set in-Lieu ($2,500/ District Development Dwelling Amenities Required Aside unit) Potential* Units or Incentivized (Acres)

BMVD BMV1 requires 20% 263 240 1,859 12 4.65 M (1-4) open space.

Incentive for public MUST 272 72 3,351 6.2 8.38 M gathering space.

10 feet wide sidewalk (to ROHO 54 48 744 8 1.86 M Cynwyd Trail).

Public Gathering Space, CAD-RCA 25 25 3,243 23.9 8.1 M Paths.

Public Gathering Space, CAD-BCR 5 5 628 4.6 1.57 M Paths, Cynwyd Trail Extension.

CAD-BV 81 74 468 2.2 1.17 M Public Gathering Space.

C1 244 90 1,619 3.18 4.05 M C2 202 46 627 3.15 1.57 M

Riverfront Easement M 5 4 558 3.25 1.4 M (Cynwyd Trail extension)

Total: 1,095 604 (55%) 13,097 66.48 Acres $31,346,400

*Once the constraints were taken into consideration some of the parcels were removed. This column shows the net number of parcels that could be redeveloped with a mix of uses. LAND USE 179

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Preservation Strategies fied in the 1990 project and broadly welfare of the community. Township Preservation strategies are primar- evaluated neighborhoods throughout residents have also been careful stew- ily oriented toward preserving areas the community to identify neighbor- ards of the land and natural resourc- of environmental sensitivity and/or hoods that may benefit from TND es as evidenced by the Mill Creek historic merit, while incorporating zoning (Map L12). Valley Conservation Agreement, the infill strategies. Preservation strate- Bridlewild Trails Association, and the gies include traditional neighborhood Historic Preservation Lower Merion Conservancy. development guidelines to promote The Township regulates approx- The Mill Creek Valley Conserva- visual consistency between new con- imately 1,000 historic properties tion Agreement was established in struction and established neighbor- which are either located within one 1941 as an initial step towards pre- hoods. Preservation strategies also of the Township’s seven local historic serving the Mill Creek stream area promote density modifications to districts or are scattered throughout in a joint effort between the proper- promote appropriate levels of new the Township. All of the properties ty owners along the stream and the development in environmentally sen- are listed on the Township’s Historic Township (Map L11). The agreement sitive areas. Resource Inventory (HRI). The seven identified properties adjacent to Mill local historic districts protect both Creek and became effective upon Traditional Neighborhood residential and commercial proper- signing by 51 percent of the owners in Development (TND) ties ranging in age from approximate- the restricted area. The restricted area Due to the lack of available land, ly 1680 through the late 1920s. The starts at the Schuylkill River and con- new residential development will current historic preservation regu- tains lands on both sides of the creek most likely occur in established lations effectively preserve the char- until it reaches Black Rock Road. The neighborhoods. As a result, the form acter of designated neighborhoods area varies between 175 feet to ap- and scale of infill development and in the Township. TND regulations proximately 600 feet in width. The new residential construction will may complement historic preserva- 1979 Comprehensive Plan stated be increasingly important to ensure tion initiatives or they may be used that – “This agreement is testimony that new development fits within the independently of one another. Both to exceptional foresightedness in try- context of the existing built environ- tools shall be considered as a means ing to preserve the natural features of ment. Article VIIA, Traditional Neigh- to maintain the unique character of the Township. Much has been accom- borhood Development (TND) of the the community. plished by the Agreement, but with Pennsylvania Municipalities Planning development pressures increasing, it is Code (MPC) enables municipalities Private Conservation incumbent on the Township to exercise to utilize specific provisions to ensure The Township’s historic preser- all the authority at its command to in- that new residential and mixed use vation efforts are comparable to the sure that Mill Creek Valley and all the construction is context sensitive to Township’s environmental controls, natural areas of the Township are pre- the established and desired neighbor- which protect natural features that served forever.” A major recommen- hood pattern. A major recommenda- are essential to the health, safety and tion of this Element proposes utiliz- ing the TND provisions of the MPC to address issues associated with inappropriate form and scale of infill residential development and the preservation of established neighborhoods. The 1990 Comprehensive Historic Sites Mapping Project for Lower Mer- ion (PHPC) served as the basis to determine which neighborhoods should be considered for TND zoning. The plan included a visual assessment of each property in the Township and included a map illustrating the overall history of the land development pattern of the Township. The joint committee conducted a comprehensive review of the study areas identi- COMPREHENSIVE 180 PLAN

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L11 MILL CREEK CONSERVATION AGREEMENT MAP

Legend Parcels noted in MCCA Parcels potentially in MCCA Waterways

dation of this section is to formalize property owners to pursue conserva- the Mill Creek Conservation Agree- tion easements. ment to preserve the scenic viewshed and protect environmentally sensitive Infill Strategies lands and historical features. Infill strategies are primarily ori- Several temporarily protected ented towards refining the replace- properties are scattered throughout ment and modernization of housing the Township that have private con- stock within established neighbor- servation easements that restrict fu- hoods. Infill strategies encourage ture development. These were not logical modernization of residential removed from the build-out scenario, housing stock consistent with neigh- and account for about 550-acres list- boring properties and focus on design ed as having subdivision potential in standards and density modifications the low density areas. If these private to ensure harmony between new con- conservation easements remain, it struction and the established devel- could limit the development poten- opment pattern. tial of approximately 300 dwelling units. The private conservation strategy is an effective tool to preserve the low density character. The Township should continue to encourage private LAND USE 181

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L12 TRADITIONAL NEIGHBORHOOD DEVELOPMENT MAP

Legend Traditional Neighborhood Development District (TND) PHPC Study Area: Residential Neighborhoods PHPC (Philadelphia Historic Preservation Corporation) Report: Comprehensive Historic Sites Mapping Project Historic Districts LMT Historic Inventory Class 1 Class 2 Non Contributing in a Historic District Structures pre 1938 (PHPC Report) YEAR pre 1851 1851 - 1896 1896 - 1913 1913 - 1939 Structures Post 1940 YEAR 1940 - 1959 1960 - 1989 1990 - present Institutional Building Undetermined Age Out Buildings COMPREHENSIVE 182 PLAN

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Transition Areas Mixed-Use Districts form and character of existing res- A large portion of the Township’s The Township’s commercial dis- idential neighborhoods; and multi-family housing serves as a tricts all permit some degree of res- 2. To enhance the vitality, form, and transition area between single-family idential development. In the case of functionality of commercial dis- neighborhoods and commercial uses. the City Avenue and Rock Hill Road tricts without undue burden upon The Township’s multi-family districts districts, residential development has adjacent residential neighbor- are very attractive locations for new been planned and integrated into hoods, which serve as the founda- development. Much of this develop- land development regulations. It is tion of Lower Merion Township. ment will occur through assembly of recommended that the zoning of the Towards that end, the overall resi- older houses, demolition and con- remaining commercial areas be up- dential land use recommendations in- struction of higher density uses. In graded to include redevelopment and clude the following five key strategies: some cases, the demolition of older infill strategies to ensure that redevel- 1. Revise underlying zoning to dis- residential properties provides an opment/modernization of these areas courage undesirable subdivisions, opportunity for the construction of is better integrated with surrounding teardowns, and redevelopment of newer housing to meet community residential neighborhoods. A key established residential neighbor- needs. However, in some cases specu- component of these zoning changes hoods; lative property assembly can have a will be provisions to require active, 2. Establish Traditional Neighbor- destabilizing effect on established af- street level commercial use so that the hood Development (TND) pro- fordable neighborhoods. continued demand for residential de- visions to ensure that infill con- Similar to Lower Merion’s single velopment does not reduce the func- struction is consistent in scale, family neighborhoods, there is signif- tionality of commercial districts. mass, form and character with icant diversity between multi-family established residential neighbor- districts within the Township. A series CONCLUSIONS hoods (Map L12); of infill strategies are recommended 3. Create specific zoning provisions to ensure that multi-family districts Overview of Residential to promote the long term sus- can continue to grow and modernize Land Use Chapter tainability of existing institutional without compromising the essential Recommendations properties over five-acres in size characteristics and livability of these The analysis of residential land as institutional uses while dis- areas. Infill strategies are largely fo- use indicates that overall the Town- couraging the conversion of these cused upon the physical design of ship has a balanced residential land properties to residential use and new development. The Housing Ele- use pattern, which provides a wide protecting adjacent residential ment includes specific transition area range of housing types and densities uses from higher intensity activi- recommendations. to support a diverse population. ties associated with large scale in- Lower Merion is currently, and is stitutional uses; Redevelopment Strategies projected to remain, a very desirable 4. Refine historic and open space Redevelopment strategies are de- location to live. There will be contin- preservation zoning provisions to signed to guide the targeted modern- ued pressure in coming years to add encourage the conversion of his- ization/redevelopment of commercial new housing. Based on the build-out toric and open space properties areas. Redevelopment strategies pro- scenario, current zoning regulations under five-acres in size in a man- mote the upgrading of the built en- permit a significant amount of new ner consistent with the prevailing vironment through architectural and housing to be constructed across the residential character and pattern; landscape design standards, as well Township. Because the Township is and as necessary transportation improve- a mature, first ring suburb, and has 5. Revise the general commercial ments such as new roads, wider side- an established pattern, additional res- district zoning provisions to lim- walks or multi-use trails. Redevelop- idential growth could have a signifi- it residential uses to upper stories ment strategies are designed to allow cant impact on the character, charm, in commercial districts and to en- for the targeted, high-quality mod- and liveability of existing residential sure that residential uses in com- ernization of commercial areas while neighborhoods. mercial districts are at appropriate preserving/modernizing core historic Residential land use recommenda- densities to not unduly impact assets within commercial districts. tions are primarily directed towards the functionality of commercial achieving two distinct objectives: districts or negatively impact ad- 1. To preserve and complement jacent lower density residential the established pattern, scale, neighborhoods. COMPREHENSIVE 184 PLAN

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Residential Land Use Recommendations TABLE 5.14 RESIDENTIAL LAND USE RECOMMENDATIONS L M H MU LR1 Maintain the character of established residential neighborhoods. X X X LR2 Preserve stable, developed, higher density neighborhoods from unnecessary, speculative X redevelopment and preserve the supply of existing affordable housing. LR3 Preserve and protect environmentally sensitive areas and historic resources. X X X X LR4 Identify areas for public open space acquisition as an alternative to residential development. X X X X LR5 Consider establishing a procedure for applicants proposing large scale residential X X X X development, and subdivisions creating more than three (3) lots from one (1) lot, 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. LR6 Explore enhancements to the Open Space Preservation Overlay District by applying X X X Conservation Design Principles. LR7 Preserve institutional uses (over five acres) that contribute to open space and discourage X X X conversion to underlying residential use. LR8 Review and revise as appropriate the MUST and ROHO Districts to ensure that all allowed X uses are fully integrated with commercial uses and achieve the desired goals of the districts. LR9 Evaluate parking standards and incentives to ensure that proposed development X accommodates parking needs for the new development and does not lead to parking in residential neighborhoods or take away from business parking. LR10 Evaluate and improve the goals and standards for the commercial districts to ensure that X future residential mixed-use development of these areas is consistent with the vision of the Township.

Notes: L = Low Density Areas, M = Medium Density Areas, H = High Density Areas, MU = Mixed-Use Areas LAND USE 185

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SUMMARY OF RESIDENTIAL LAND USE RECOMMENDATIONS

LR1

Recommendations Maintain the character of established residential neighborhoods.

Strategies a. Consider alternatives, including but not limited to increasing the minimum lot width or the minimum lot size to manage further subdivision in the residential districts (RAA, RA, R1). (Map L13) b. Create TND districts to ensure infill development is consistent with established community character (Map L14). c. Consider rezoning areas susceptible to subdivision that are located outside the TND study areas to lower density (Map L15). d. Encourage private conservation easements.

L13 MODFICATIONS TO THE R1 ZONING DISTRICT MAP

Currently, there are 202 properties totaling 700 acres in the R1 zoning district which have subdivision potential, and could yield 764 potential dwelling units. The zoning regulations for RAA through R1 have the same setback requirements and building area percentages. To maintain the low density character, increasing the required minimum lot width or minimum lot sizes in the R1 zoning district could further restrict the development potential of some of these properties. Alternatively, a new low density zoning district could be created for all properties currently zoned RAA, RA, and R1 which would maintain the low density residential character. This strategy should be studied further in the implementation phase of the Comprehensive Plan. COMPREHENSIVE 186 PLAN

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L14 POTENTIAL TND DISTRICTS MAP

There are 686 parcels totaling 605 acres within the TND area. The residential development potential could remain at 2,914 dwelling units, but if the preservation strategies of TND are utilized the existing established form and scale of the neighborhoods in these TND districts could dictate the design of the potential development.

L15 AREAS SUSCEPTIBLE TO SUBDIVISION OUTSIDE TND AREA MAP

Two specific areas in the medium density scenario had clusters of development potential, yet were located outside the TND study areas. These areas are located in Bryn Mawr, north of Bryn Mawr College’s campus; and in Wynnewood, between Remington Road and the Lankenau Hospital campus. Both of these areas have floodplains in the vicinity, so these environmental constraints may have limited the development potential in the past and will continue to do so under the Township’s current floodplain ordinances. Alternatively, these areas might also be candidates for rezoning to a lower density. LAND USE 187

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LR2

Recommendations Preserve stable, developed, higher density neighborhoods from unnecessary, speculative redevelopment and preserve the supply of existing affordable housing.

Strategies a. Areas zoned R6A should be evaluated for rezoning to promote the established residential character of the Township. b. The underlying zoning of areas designated R6A should be adjusted to reflect the established pattern and to ensure that infill construction is consistent in scale, mass, and pattern including: c. Consider reducing the density of townhouses in R6, R6A and R7 Districts (Map L16). d. Establish design standards to regulate the form, pattern, and relationship of apartments and townhouses to the existing neighborhood pattern. e. Revise bulk and area standards to ensure that higher density infill development, including townhouses is of an appropriate density to match existing development. f. Establish Traditional Neighborhood Districts to regulate mass, scale and pattern to ensure that new construction complements the established pattern.

L16 R6A TOWNHOUSES MAP

Currently the permitted density for townhouses in the R6A district is higher than the permitted density for apartments in the R6A district. In the build-out scenario, staff aligned and reduced the density of townhouses in the R6A district to determine the potential impact. As a result, 93 parcels no longer had development potential, and the number of potential dwelling units was reduced by 450 units in the R6A district. This is an 8 percent reduction in yield for this zoning district. As a temporary measure to preserve existing higher density residential neighborhoods, an ordinance was adopted in early 2015 to eliminate townhouses as a permitted residential use in the R6 and R6A zoning districts. COMPREHENSIVE 188 PLAN

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LR3

Recommendations Preserve and protect environmentally sensitive areas and historic resources.

Strategies a. Establish Mill Creek Watershed requirements to enhance water quality and limit future development (Map L17). b. Consider riparian corridor standards in impaired watersheds. c. Strengthen the Natural Features Code. d. Create floodplain penalties similar to the steep slope averaging provisions to limit development near areas prone to flooding (Map L18). e. Formalize the Mill Creek Conservation Agreement to preserve the scenic viewshed and protect environmentally sensitive lands and historical features.

L17 MILL CREEK WATERSHED MAP

Legend Low Density Potential Dwelling Unit Medium Density Potential Dwelling Unit High Density Potential Dwelling Unit Mixed Use Residential Potential Dwelling Unit

There are 565 parcels totaling 1,270 acres within the Mill Creek Watershed that have subdivision potential, which is nine percent of the land currently residentially zoned. If it is determined that more limited zoning regulations or stricter techniques to preserve the natural features should apply to these properties located within the Mill Creek watershed, it could result in less residential development in these environmentally sensitive areas, specifically less than the potential 2,268 dwelling units calculated in the build-out scenario for the Mill Creek Watershed. LAND USE 189

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L18 FLOODPLAIN PENALTIES MAP

The floodplain areas are excluded from the build-out scenario, but the development potential of those areas could be transferred within a non-floodplain area on the same property. Development is only prohibited in the specified area that is designated floodplain. The overall calculation of acreage for properties that contain some floodplain areas is 626 acres, which is about 4 percent of the residentially zoned land area. If penalties similar to the steep slope provisions which currently increase the minimum lot size and reduce development percentages based upon the amount of steep slopes on a particular property. If this strategy is applied to these environmentally sensitive properties that contain floodplain, it could result in less residential development, specifically less than the 1,655 units calculated in the build-out scenario. The specific impact would be on a property- by-property basis.

LR4

Recommendations Identify areas for public open space acquisition as an alternative to residential development.

Strategy a. Follow established policies in Open Space and Parks and Recreation plans. b. Utilize Transferable Development Rights (TDR), where appropriate. c. Employ the Official Map to designate desired locations for future public open space.

LR5

Recommendations Consider establishing a procedure for applicants proposing large scale residential development, and subdivisions creating more than three (3) lots from one (1) lot, 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. COMPREHENSIVE 190 PLAN

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LR6

Recommendations Explore enhancements to the Open Space Preservation District by applying Conservation Design Principles.

Strategies a. Consider using a two-tiered system to preserve lands on properties between three and five acres in size. Provide a smaller percentage of open space preservation for the lower threshold of three acres. (Map L19) b. Strengthen the Open Space Preservation Overlay District by adding active site review requirements and conservation design practices for future subdivisions. c. The open space should be entirely contained on parcels not intended for development, instead of each lot having a portion of open space on their individual lot with multiple ownerships.

L19 ENHANCEMENTS TO THE OPEN SPACE PRESERVATION DISTRICT (OSPD) MAP

Legend Properties over Five Acres would be developed under Exising OSPD Regulations Properties between Three to Five Acres-Enhancement to OSPD Existing Properties Developed by OSPD Existing Preservation Areas_OSPD

Under the current provisions of the OSPD, there is the potential for approximately 452 acres of additional open space if the single-family parcels over five-acres are further developed as residential subdivisions. If this development occurs, the Township should ensure that quality open spaces are being created with the zoning tools available in the OSPD. An audit of the existing OSPD developments should be completed to evaluate the effectiveness of the OSPD, and include recommendations, such as additional incentives that could be added to the existing regulations, which would enhance the future open spaces. A potential enhancement to the Open Space Preservation Overlay District could include a two-tiered system to preserve lands on properties between three and five acres in size, while providing a smaller percentage (40%) of open space preservation for the lower threshold of three acres. This has the potential to affect approximately 100 parcels. If the 40% provision is utilized, it could yield an additional 145 acres of open space. LAND USE 191

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LR7

Recommendations Preserve institutional uses (over 5 acres) that contribute to open space and discourage conversion to underlying residential use (Map L20).

Strategy a. Refer to institutional land use chapter for corresponding recommendations and strategies. b. Disincentivize residential subdivisions by reducing underlying density for conventional development. c. Potentially build in additional incentives when an institution preserves a historic resource or provides open space and walking trails. d. Allow institutions under five-acres to achieve underlying density of surrounding area through conversion of historic resources and preservation of open space. e. Consider incentives for providing public open space, such as walking trails or playing fields, in those locations where this would serve to integrate institutions into the residential fabric.

L20 INSTITUTIONAL USES MAP

If the existing institutional uses in residential districts remain, it would continue to preserve 1,119 acres and contribute to the open space character of the Township. This is eight percent of the residentially zoned land area. Maintaining the institutional use of these properties limits the development of approximately 2,381 potential dwelling units. COMPREHENSIVE 192 PLAN

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LR8

Recommendations Review and revise as appropriate the Mixed-Use Special Transportation District (MUST) and the Rock Hill Overlay District (ROHO) to ensure that all allowed uses are fully integrated with commercial uses and achieves the desired goals of the District.

LR9

Recommendations Evaluate parking standards and incentives to ensure that proposed development accommodates parking needs for the new development and does not lead to parking in residential neighborhoods or take away from business parking.

LR10

Recommendations Evaluate and improve the goals and standards for the commercial districts to ensure that future residential mixed-use development of these areas is consistent with the vision of the Township.

Strategies a. Revise the commercial districts to include provisions: 1. Ensuring ground level commercial; 2. Developing specific bulk and area standards; 3. Incentives to promote shared parking- and to limit curb cuts; and 4. Requiring streetscape and architectural standards. LAND USE 193

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RESULTS AND FINAL The overriding issue facing resi- and Natural Features Code each con- CONCLUSIONS dential land uses in single-family res- tain provisions meant to ensure that While the build-out analysis of idential areas is how to accommodate individual lot development in low residential uses was based on density new development without compro- and medium density areas can safe- and zoning, the general conclusions mising the quality and character of ly be accommodated by the physical are more broadly focused on sin- established neighborhoods and the environment. For the most part the gle-family neighborhoods, multi-fam- natural environment. From a plan- existing landscape has the capacity to ily districts and mixed-use districts. ning perspective, it is important to absorb new development under exist- consider both the physical capacity of ing regulatory controls on a lot-by-lot Single-family Neighborhoods the land to absorb new development, basis. However, the Township’s over- The build-out analysis indicates as well as the impact that the form of all natural environment may not be that the Township’s current zoning new development has on the existing able to accommodate the cumulative and land development regulations community. effects of the maximum potential new permit a significant amount of addi- development. tional residential development. Addi- Physical Capacity Many Township waterways are al- tional residential development is an- The density of low and medium ready classified as impaired due to the ticipated to occur gradually through density single-family areas is largely impacts of stormwater runoff from individual subdivisions, tear downs, derived from the sensitive physical existing development. Analysis con- and infill development of vacant lots. environment of these areas, which ducted in the Water Resources Ele- Each individual additional residential includes steep slopes, woodlands, ment indicates that the Township will development has a different impact floodplains and watersheds, includ- be required to undertake significant upon the surrounding developed ing the Mill Creek watershed. As a efforts to address impaired water- context. In some cases the impact of rule, these areas of the Township are ways, particularly the Mill Creek Wa- new residential development may be zoned for lower density and contain tershed which encompasses a large minimal if the development is prop- larger lots because the areas have less portion of the low and medium den- erly sited and designed to comple- capacity to absorb physical develop- sity areas. In order to address existing ment the established fabric. However, ment. and future environmental capacity in many cases the negative impact of The Zoning Ordinance, Subdi- issues associated with stormwater, it the new residential development in vision and Land Development Code established neighborhoods may not be able to be addressed through site planning or design. The density levels permitted in the current zoning ordinance are largely based upon environmental and socio- economic assumptions from 75 years ago. In order to maintain the defining physical character and environmental qualities of Lower Merion Township, it will be necessary to refine the permitted density of certain residential neighborhoods towards preserving open space rather than continuing to permit infill of these neighborhoods to density levels prescribed 75 years ago. Additionally, in order to maintain the high quality of these neighborhoods, continued efforts must be made to preserve historic resources and to ensure that new construction is compatible with the established pattern in terms of mass, scale and form. COMPREHENSIVE 194 PLAN

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is recommended that the zoning of Railroad and firms associated with tablished high qualities and that these areas be modified to reduce the the Railroad. A great deal of personal future growth is consistent with potential for new development. wealth has been created through real the established land use pattern; Higher density areas in Ardmore estate development of the Township. and have different capacity issues regard- In many ways land planning in Low- Maintaining the character and ing the ability of existing sanitary er Merion Township was as much an quality of multi-family districts sewers to absorb new development. exercise in real estate development, as and ensuring that future mixed– Significant levels of new develop- it was an exercise in township plan- use residential development is ment in these areas will require major ning. Township regulatory policies properly integrated with sur- upgrades and replacement of sewer and capital expenditures have largely rounding residential and commer- pumping infrastructure. A detailed been focused on ensuring the highest cial areas. discussion of sewer infrastructure is quality of private real estate develop- included in the Community Facilities ment and making sure that individual and Infrastructure Element. real estate developments are properly coordinated. Neighborhood Character However, vacant developable land Neighborhood character is based is a finite resource and there is very upon qualitative input derived from little vacant land remaining for resi- the planning process and the analy- dential development. Development sis of the larger context in which the of the remaining developable land Township’s single-family residential within residential neighborhoods neighborhoods exist. Demographic, may have adverse impacts upon the housing and quality of life data indi- overall ‘value’ of the surrounding cates that the Township’s single-fami- residential area. In order to preserve ly residential neighborhoods are great the wealth of the community for fu- places to live and that they have great ture generations, it will be necessary value to the people who reside within to transition residential land devel- them. opment and subdivision codes from Preserving and enhancing the being oriented primarily towards the Township’s established neighbor- development of vacant land towards hoods is a prime objective of the Land the preservation and modernization Use Element. In order to achieve this of the overall high quality residential objective it is recommended that a fabric while also accommodating the series of preservation and infill strat- highest quality infill and construction egies be enacted to maintain the of new stock through targeted rede- unique and high quality character of velopment of commercial areas. the Township’s single-family residential neighborhoods. Summary Preservation and infill strategies The Residential Land Use Chapter are not intended to stop future de- recommendations are focused upon: velopment in single family neighbor- Ensuring that future residential hoods but rather to ensure that new growth is environmentally sus- development complements the essen- tainable and that future growth tial characteristics of each neighbor- can be reasonably supported by hood. public infrastructure; Ensuring that future residential Transitioning from growth is consistent with Town- Development to Preservation ship land use and housing poli- For close to 100 years, Lower cies; Merion’s land use polices have pro- Maintaining the character and val- moted the highest quality real estate ue of the Township’s single-family development. Large scale residential neighborhoods by ensuring that land development in the Township future development and modern- was initiated by the Pennsylvania ization is consistent with the es-