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TOWNSHIP of LOWER MERION BUILDING and PLANNING COMMITTEE Wednesday, November 29, 2017 6:00 PM (Approximately) 1. ZONING UPDATE 2

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TOWNSHIP of LOWER MERION BUILDING and PLANNING COMMITTEE Wednesday, November 29, 2017 6:00 PM (Approximately) 1. ZONING UPDATE 2 TOWNSHIP OF LOWER MERION BUILDING AND PLANNING Wednesday, November 29, 2017 COMMITTEE 6:00 PM (Approximately) Chairperson: Elizabeth Rogan, Philip S. Rosenzweig (Co-Chairs) Vice Chairperson: Joshua L. Grimes, George T. Manos AGENDA 1. ZONING UPDATE 2. CONDITIONAL USE APPLICATION - 211 Belmont Avenue, Bala Cynwyd, CU# 3791C 3. PRELIMINARY LOT LINE CHANGE PLAN - 613 & 617 General Lafayette Road, Merion Station, SD# 3793, Ward 13 1 AGENDA ITEM INFORMATION ITEM: ZONING UPDATE The consultant team from DPZ will present a Retail Market Analysis prepared by Gibbs Planning Group and will provide a brief update on the Township-wide zoning project. PUBLIC COMMENT ATTACHMENTS: Description Type Issue Briefing Issue Briefing Retail Study Backup Material Comprehensive Plan Excerpts Resolution Comprehensive Plan Figures Backup Material 2 TOWNSHIP OF LOWER MERION Building & Planning Committee Issue Briefing Topic: Retail Market Analysis – Zoning Update Prepared by: Christopher Leswing, Director, Building & Planning Department Date: November 21, 2017 I. Action To Be Considered By The Board: Discuss the Retail Market Analysis prepared by Robert J. Gibbs of the Gibbs Planning Group, a subconsultant of DPZ for the zoning update. II. Why This Issue Requires Board Consideration: The Retail Market Analysis was not required by the Township as part of the zoning/land development code update. The Retail Market Analysis has been provided by DPZ as part of their internal analysis of existing Township codes and conditions for consistency with the commercial area vision, goals and recommendations contained within the Comprehensive Plan. The Retail Market Analysis confirms the commercial area findings of the Comprehensive Plan. Public presentation of these findings is an important milestone in the code update process and allows a focused discussion on potential commercial code modifications. III. Current Policy Or Practice (If Applicable): Not applicable. IV. Other Relevant Background Information: The Retail Market Analysis confirms the commercial area conclusions of the Township’s Comprehensive Plan. The primary intent of the commercial land use recommendations in the Comprehensive Plan is to improve the vitality, functionality, and appearance of the Township’s commercial districts. The commercial area zoning modifications will ensure that future commercial areas exhibit the same high qualities as the Township’s residential districts. The Land Use Element considers the long-range community objectives of encouraging the revitalization of neighborhood-oriented commercial areas and the redevelopment of the more regionally focused City Avenue District. Pertinent sections of the commercial land use element are attached as outlined below: • Pages 159-161 of the Land Use Plan describes the overall land use vision and how commercial land use integrates with residential, institutional, and public land use. 1 3 • Pages 243-249 provides the Commercial Land Use Summary. • Page 253 includes the Typology Chart identifying the desired form and characteristics of each of the commercial areas. • Page 255 includes the Commercial Area Typology Map showing the location of each of the commercial districts. The Retail Market Analysis focuses on two major commercial centers that have been identified as needing revitalization, are most likely to experience physical change over time and which may require modifications to existing zoning to meet goals of the Comprehensive Plan: Ardmore and City Avenue. This report identifies needed goods and services for the existing and expanding consumer base of nearby residents, and workers. The zoning concepts applied to these districts may also be applied to other commercial areas less likely to experience significant physical transformation. Robert J. Gibbs is an expert at writing new code for retail and mixed-use development and is a frequent consultant/advisor for DPZ. He distilled the fundamental retail and merchandising principles for reviving retail downtowns and for promoting successful commerce in new ones. V. Impact on Township Finances: This Retail Market Analysis has no immediate impact on Township finances. VI. Staff Recommendation: The retail analysis is being presented for information only. There is no staff recommendation and no Board action required. 2 4 Retail Market Analysis Lower Merion Township, Pennsylvania Prepared for: Lower Merion Township Prepared by: Gibbs Planning Group 17 November 2017 5 6 TABLE OF CONTENTS INTRODUCTION .................................................................................................................. 1 Executive Summary ............................................................................................................. 1 Background .......................................................................................................................... 3 Methodology ......................................................................................................................... 4 Trade Area ........................................................................................................................... 6 Demographic Characteristics ............................................................................................... 8 Tapestry Lifestyles ............................................................................................................... 9 Employment Base ................................................................................................................ 12 TRADE AREA CHARACTERISTICS ................................................................................... 15 Location ................................................................................................................................ 15 Access .................................................................................................................................. 15 Other Shopping Centers ...................................................................................................... 16 SUMMARY OF FINDINGS .................................................................................................... 18 Retail Category Definitions ................................................................................................... 19 2017 & 2022 Supportable Retail ........................................................................................... 20 Shopping Center Definitions ................................................................................................. 23 Rationale ............................................................................................................................... 24 Limits of Study ....................................................................................................................... 24 APPENDIX ............................................................................................................................ 26 Exhibit A: Primary Trade Area Community Profile ............................................................... 26 Exhibit B: Primary Trade Area Business Summary ............................................................. 33 Exhibit C: Primary Trade Area Housing Profile .................................................................... 35 Exhibit D: Primary Trade Area Tapestry Segmentation ........................................................ 37 7 8 INTRODUCTION Figure 1: Aerial photo of Lower Merion Township and the two study areas, Ardmore and City Avenue. The primary trade area can presently support an additional 358,600 sf of retail and restaurant development. Executive Summary This study finds that the two Lower Merion Township study areas, Ardmore and City Avenue, could presently support up to 358,600 square feet (sf) of additional retail and restaurant development, generating up to $137.2 million in sales. By 2022, the retail demand could likely grow in strength to capture $168.8 million in sales. This new development would be considered a community type shopping center by industry definitions and could be absorbed with the opening of 85 to 105 new restaurants and stores. The subject site can provide needed goods and services for the existing and expanding consumer base of nearby residents, workers and students. With existing retail destinations and access to public transit, the study areas represent meaningful locations for infill development or redevelopment which can add to the critical mass of commercial development and improve each study area’s consumer attraction. The supportable retail includes 2-3 full-service grocery stores, 5-7 hardware, home improvement and garden stores, 8-9 stores carrying department store merchandise, 11-12 general merchandise stores, 6-7 limited-service restaurants, 3-4 full-service restaurants, and a diverse collection of other retail offerings. The household density in Lower Merion Township and a statistical under supply of the supportable retail categories creates the depth of market to support sustainable retail development. Located along the East Coast, just five miles outside of Center City Philadelphia and eight miles north of Philadelphia International Airport, Lower Merion is an established inner ring suburb of Philadelphia, which was incorporated in the early 1700s. The Township is comprised of 15 unincorporated communities and is home to five higher education institutions. Served by the SEPTA rail line, Lower Merion is a desirable residential location for many professionals employed in
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