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LAND USE 243 Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents COMMERCIAL LAND USE TOWNSHIP-WIDE COMMERCIAL LAND USE VISION AND RECOMMENDATIONS Commercial Land Use Mission Statement Attractive, convenient, and vi- brant commercial areas are hallmarks of the finest residential suburbs and are an essential component of good places to live. The Township’s com- mercial areas are intended to be dis- tinct places, each with their own unique identity, and convenient con- nections to its surrounding neighbor- hood. The Township’s commercial ar- eas are civic centers, providing access to public transportation, shopping, employment, and a wide variety of FIGURE 5.28 TOWNSHIP REAL ESTATE TAX REVENUE public and private services. BY LAND USE The Township’s commercial areas are places for communal gathering, 0.1% Public Utilities socializing, and their design and op- 0.2% Other eration should be a source of commu- 0.3% Institutional nity pride. 0.7% Land 1.6% Hospital & Medical Background Vibrant and attractive commercial 8.7% Multiple Family Residential districts are an integral component of a successful residential suburb. Al- 11.1% Commercial though only 4% of Lower Merion’s land area is comprised of commer- cial use, commercial real estate taxes account for 11% of the Township’s real estate tax revenue (Figure 5.28). 77.3% Single Family Detached Dwelling Additionally, business and mercantile real estate transfer tax, franchise fees and other various licenses and per- mits account for over $10 million of the Township’s revenue.1 Traditionally centered on public transit nodes, along heavily traveled streets or at prominent intersections, suburban commercial districts are a restaurants, dry cleaners, florists, and or informally socialize. Because of natural extension of their immedi- post offices. The Township’s various their prominent locations along ma- ate residential neighborhoods and commercial districts are essentially jor roadways, the visual appearance provide locations for the day-to-day the “downtown” of their respective of commercial districts helps define services and operations necessary for neighborhoods, places where resi- the identity of the neighborhood modern life, such as grocery stores, dents can conduct business, gather, which it represents. 1 Lower Merion Township Budget, 2015 COMPREHENSIVE 244 PLAN Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents Planning Assumption er density residential neighborhood though the survey was not statistical- The Township has a sufficient which they serve. Commercial dis- ly valid, it did provide a framework to supply of land designated for com- tricts should be encouraged to “ful- understand the ideas, opinions and mercial activities to serve local needs ly-function” as commercial areas as concerns of residents and business and support the local tax base (Fig- long as commercial activities do not owners. Stakeholder interviews were ure 5.29). No net increase in com- unreasonably intrude into non-com- also conducted with local business mercial areas is recommended, but mercial areas. Specific regulations owners to discuss factors impacting it is recommended that there be no should be crafted to address off-site community businesses. Understand- further loss of commercial land area externalities from commercial uses. ing the citizens’ needs and interests to non-commercial land uses. Capital and programmatic improve- was necessary to help formulate Lower Merion Township will ments have been identified to im- commercial area recommendations continue to attract residential devel- prove the functionality, vitality, and to benefit the community overall. opment so care should be taken to appearance of various districts. The proposed recommendations ensure that areas currently designat- were thoroughly vetted by the Land ed for commercial land use remain Planning Approach Use Committee at 13 separate pub- commercial and that commercial ar- The Land Use Committee identi- lic meetings held in 2013 and 2014. eas evolve to serve community needs. fied thirteen (13) distinct commercial Commercial area recommendations districts distributed across the Town- focus on maintaining the unique Planning Intent ship. Each commercial district has identity of each commercial district The primary intent of the com- been evaluated according to its spe- while functionally integrating adja- mercial land use recommendations is cific location within the Township as cent districts together into a Town- to improve the vitality, functionality, well as its particular function within ship-wide commercial plan in order and appearance of the Township’s the Township’s overall Commercial to achieve transportation efficiencies commercial districts and to ensure Land Use Plan. A public opinion sur- and to establish an attractive, visually that higher intensity commercial uses vey was conducted for each of the coherent streetscape. are properly integrated with the low- commercial areas (Table 5.31). Al- FIGURE 5.29 PERCENT COMMERCIAL FIGURE 5.30 PERCENT TOTAL COMMERCIAL NET PROPERTY TAX REVENUE BY LAND USE LEASABLE AREA BY LAND USE 1% Industrial 1% Industrial 21% Mixed Use 21% Mixed Use 28% Retail 24% Retail 50% Office 54% Office Data source: Montgomery County Board of Assessment, 2013 Data source: Montgomery County Board of Assessment, 2013 LAND USE 245 Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents TABLE 5.31 COMMERCIAL AREA SURVEY RESPONSES Other (e.g., employees, elected Land Use Residents & Civic Business officials, frequent visitor/ District Total Committee Staff Group Members Owners shopper) Penn Wynne (Manoa Road) 106 13 4 83 1 5 Penn Wynne (City Avenue) 38 12 4 22 0 0 Gladwyne 44 11 5 18 4 6 Merion-Cynwyd 277 9 6 250 4 8 10 Penn Valley 184 18 7 129 7 Plus, 13 from Narberth Bala Avenue 107 9 5 64 5 24 Rock Hill Road 49 8 5 26 0 10 City Avenue North 31 7 4 13 3 4 City Avenue South 33 8 4 13 1 7 Ardmore 282 10 9 166 64 33 Wynnewood 215 8 9 168 5 25 Haverford 31 7 7 14 0 3 Bryn Mawr 90 8 9 55 12 6 Total 1,487 128 78 1021 106 154 Commercial Area Typologies For planning purposes, each of the Township’s commercial districts can be broadly classified into one of four typologies based on similarities be- tween various characteristics includ- ing service area, scale, and relation- ship to the transportation network. The four commercial area typologies serve as the framework for the com- mercial area recommendations. There are general recommendations ad- dressing the unique characteristics of each typology and specific strategies relating to each district. A detailed summary of the characteristics of each commercial area typology and a map of the Township’s commercial districts are provided on the follow- ing pages. COMPREHENSIVE 246 PLAN Background/ Residential Institutional Commercial Historic Relationship to Other Conclusions Introduction Land Use Land Use Land Use Preservation Planning Documents “Village” — Lower Merion’s Villages are physically compact, convenient, walkable commercial areas that serve the immediate residential neighborhood with small-scale office spaces and local retail and services while maintaining a historic village form and scale. Residential uses play a minor role in the Villag- es and may be located in space over street-level commercial uses. “Neighborhood Main Street” — Neighborhood Main Streets characterize the commercial uses along Montgomery Avenue, Rock Hill Road and parts of Lancaster Avenue and City Avenue. These districts have generally developed haphazardly over time and lack visual or functional continuity. In this con- Gladwyne text Neighborhood Main Streets are more auto-oriented than Traditional Main Streets and may also include more national chains. Residential uses are sec- ondary in Neighborhood Main Street commercial areas and, if residential uses are located within Neighborhood Main Street commercial areas, they should be located above street level retail and include adequate parking to not con- flict with commercial uses. “Traditional Main Street” — Traditional Main Streets characterize the Township’s traditional shopping districts of Bryn Mawr, Ardmore, and Bala. These districts developed around train stations and have expanded linearly over time. Traditional Main Streets serve the entire township and include a Suburban Square variety of retail and service uses. Residential uses are integral to these districts and are located in mixed use buildings over street level commercial. Tradi- tional Main Streets are pedestrian-oriented, fine grained, and include shared parking facilities, centralized municipal parking, and unique public gathering spaces. “Regional Center” — The Regional Center typology encompasses the re- gional office and commercial uses along the City Avenue corridor. The goal of the Regional Center is to transform the predominant auto-oriented, office based environment into a more functionally diverse live/work/shop environ- ment and a pedestrian-friendly district. The Regional Center has a regional Bryn Mawr Theater service area for office uses and a more township-wide orientation for com- mercial uses. Residential uses are integral to the Regional Center and may be vertically or horizontally integrated. The Regional Center
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