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Housing Element
Lower Merion Township is primarily a residential community, and housing in various forms
makes up the majority of the Township. The Housing Element has been prepared to complement and expand upon the residential section of the Land Use Element. Where the Land Use
Element focuses on balancing the location and intensity of residential land uses in relation
to other land uses; the Housing Element focus on balancing the various housing issues associated with a geographically-large and socially- and economically-diverse community. The
Housing Element addresses the qualitative elements of what makes Lower Merion Township
a Great Place to Live for all members of the community in all stages of their lives.
B AC KG ROUN D/
I NTRODUCTION
The Housing Element coordinates
housing policies with transportation,
land use, environmental and community infrastructure efforts to maintain
the Townships residential character
and livability. The Townships older
and attractive housing stock combined with the Townships diversity of
residential neighborhoods and high
levels of municipal services make
Lower Merion an attractive place to
live. The continued attractiveness of
the Township as a residential community encourages continued investment
within the community, but also promotes speculative redevelopment of
INPUT
352
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
INPUT
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
the redevelopment/modernization of
existing commercial areas (Redevelopment). Each of these types of anticipated growth has particular housing
implications.
Preservation The vast majority
of the Townships land area is comprised of established single-family residential neighborhoods. Single-family homes, particularly single-family
homes on larger lots, are particularly
well suited for working families and
not particularly well suited for single
individuals, older individuals, or individuals with special needs. The Housing Plan includes recommendations
for ensuring the physical and social
stability of residential neighborhoods
(Neighborhood Preservation Chapter)
while allowing for the logical modernization of an aging housing stock
and accompanying built environment
to become more physically accessible
(Special Needs Population). A key element of neighborhood preservation
is ensuring that a variety of housing
types exist within the Township to
allow residents to transition between
appropriate housing types while remaining a part of the Lower Merion
community.
Infill There are numerous potential opportunities for scattered
infill construction throughout the
Township. Many of these infill sites
will occur in single family neighborhoods, but many potential infill
sites have been identified in transition areas between single family
neighborhoods and higher intensity/
INPUT
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
B ACKGROU ND
353
354
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
INPUT
Special Needs
Population
Affordability
Relationship to Other
Planning Documents
Conclusions
810
1,295
1,672
2,191
2,574
2,647
3,043
3,093
3,158
3,241
4,320
4,456
5,034
5,363
6,223
8,785
2000
4000
6000
8000
10000
8%
9%
10%
14%
17%
27%
$100,000 - $149,999
$150,000 -$199,999
$200,000 or more
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Special Needs
Population
Affordability
Relationship to Other
Planning Documents
Conclusions
Ex py
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Legend
Percentage 0.0 to 10.2
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Old Gulp
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11.7
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Cit
H ou si n g Ch a ra c t e ri s t i c s
4 US Census, 2010
INPUT
yA
ve
355
356
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
Transition Areas
6 US Census, 2010
7 US Census, 2010
INPUT
PLAN DRAFT
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
1939-earlier
1940-49
1950-59
1960-69
1970-79
1980-89
1990-1999
22%
2000-2004
2005 or later
19%
13%
3%
2%
5%
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Transition Areas
Relationship to Other
Planning Documents
D
OA
DR
OO
Special Needs
Population
LA
NC
AS
TE
RA
VEN
UE
Historic
Strawbridge Estate
H O U S I NG E L E M E N T G OA L S
A ND O B J EC T IV E S
Goa l 1: P l a n n i n g
Conclusions
EW
S TRU C TU R E O F T HE
H O U S I NG E L E M E N T
Affordability
NN
Neighborhood
Preservation
WY
Background/
Introduction
Cluster Development
Strawbridge Estate: The 5.7-acre Isaac Clothier estate at the intersection of West Wynnewood
Road and Lancaster Avenue, involved the clustering of eight new semi-detached homes, the
preservation of the historic estate house, and the preservation of 2.3-acres of open space.
357
358
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Affordability
Goa l 2: Ed u c a t i o n a n d P u bl i c O u t re a c h
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Neighborhood Preservation
1. Inventory the existing housing stock to identify
areas prone to teardown/rebuilds, infill and redevelopment (Map H3). Determine the feasibility of also including a survey of neighborhoods
which may benefit from the implementation of
zoning tools available through the Pennsylvania
Municipalities Planning Code (MPC) to preserve
the existing form and scale of the built environment. Review existing codes to ensure that new
construction is consistent with the existing pattern.
2. Identify established neighborhoods and properties potentially eligible for form based zoning or
other neighborhoodwide, non-historic preservation strategies to ensure that new construction
is consistent with established form and scale.
3. Explore means to convert vacant institutional
buildings to residential units.
4. Identify existing affordable neighborhoods for
preservation to prioritize strategies.
5. Evaluate the zoning code in relation to the continued need to modernize older housing and to
Legend
Structures
Year Demolished
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
359
Conclusions
360
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Affordability
Integrate the Townships land use, historic preservation, environmental, transportation, and housing strategies together to ensure that new higher density residential
development provides an appropriate transition between
existing lower density neighborhoods and higher intensity
commercial areas (Map H4).
1. Encourage multi-family housing of appropriate
density on existing multi-family zoned vacant
tracts along the major transportation routes and
near central support facilities.
2. Explore the potential for including affordable
housing as part of commercial area revitalization.
H4 TRANSITION ZONES
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Goa l 5: A ffo rd a b i l i t y
INPUT
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
10
20
30
40
361
50
362
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Affordability
Goa l 6: S p e c i a l N e e d s Po p u l a t i o n s
Develop coordinated strategies to promote active living and aging in place for the Townships aging population, while also continuing to develop strategies for all
special needs populations throughout the Township.
1. Remove and prevent architectural barriers to the
handicapped in existing and new developments.
2. Improve accessibility for elderly and physically
disabled.
3. Explore the impact of the fact that the Townships
elderly population is projected to grow and the
potential demand for additional age-restricted
housing.
4. Preserve the supply of rental units for the elderly
and other low-income households.
5. Improve the safety of housing units in Lower
Merion Township for low- and moderate-income
families, particularly with regards to lead-based
paint.
6. Identify various levels of regional government
and agencies involved in the provision of affordable housing.
7. Review zoning provisions relating to institutional
expansions and residence halls to ensure that a
logical expansion of local colleges and universities is appropriately addressed and explore student housing alternatives.
8. Explore issues associated with student housing in
the Township and the relationship between student housing and affordable housing.
9. Support and expand affordable social, housing,
transportation, and health services.
10. Continue outreach for homeless persons and
families in Lower Merion and persons threatened
with homelessness.
11. Prevent premature institutionalization of elderly
homeowners and renters.
INPUT
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
NEI G H B ORHOOD
PRESERVATION
The analysis of the residential
chapter of the Land Use Element indicates that new residential development will most likely occur in established single-family neighborhoods.
As a result, the form and scale of
infill development and new residential construction will be increasingly
important to ensure that new development fits within the context of the
existing built environment.
This Element identifies strategies
to maintain the residential character
of the community that makes Lower Merion unique. The Preservation,
Infill, and Redevelopment Map highlights neighborhoods where the form
and scale should be preserved. These
areas have a special character, or
sense of place.9 The 1990 Comprehensive Historic Sites Mapping Project
served as the basis for the preservation
areas on the map, which were then
expanded to include neighborhoods
with a consistent form and scale. This
section explores planning tools that
may be implemented to achieve the
goal of preserving the character, form,
and scale of Lower Merions neighborhoods.
H I S TO RI C D IS T R IC T S
363
364
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
INPUT
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
C O NVERS IO N O F
I NS TI TU TIO N A L
BU I L DI NG S IN
ES TA B L I S H E D
NEI G H B O R HO O D S
INPUT
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
365
Conclusions
366
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
H1
Issue
Recommendation
S t r a t eg ies
a. Revise residential zoning district boundaries to discourage subdivision where the underlying zoning is not
reflective of the existing neighborhood pattern and density.
b. Revise the Zoning Code to create Traditional Neighborhood Development (TND) districts to address the residential
form and scale or revise the standards of the underlying zoning district, where appropriate (Map H5).
c. Assist with establishment of new historic districts where desired by the community.
d. Identify neighborhoods where the underlying zoning is not reflective of the existing pattern and revise residential
zoning district bulk standards, where appropriate, to ensure that infill development is consistent with desired
community character.
H2
Issue
Recommendation
Monitor and refine efforts to convert vacant institutional buildings to residential units as an
alternative to demolition.
S t r a t eg ies
a. Direct the Building & Planning Department to prepare a report evaluating the effectiveness of the conversion
ordinance (Ord. Nos. 3993 and 4001) when one of the following thresholds is met:
1. Five (5) years after the date of adoption;
2. Five (5) applications for conversion have been received by the Building & Planning Department; or
3. Twenty (20) or more new residential units have been created under the conversion ordinance.
b. The Township should promote the use of the conversion ordinance through local affordable housing non-profit
agencies.
INPUT
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
H3
Issue
Recommendation
S t r a t eg ies
a. Evaluate Residence Districts to identify the constraints associated with modernizing older homes, particularly the
R3 District given that the highest number of dimensional variance requests was sought in this district between
2003 and 2008. It should be noted that this issue may be resolved through the implementation of a TND district.
b. Identify how residents modernize properties, including physical additions for modern living space, stormwater
management, increased parking, and physical accessibility. Review the zoning code to ensure that logical
modernizations of housing stock can be reasonably accommodated. (The historic preservation chapter recommends
updating the incentives available through the Historic Resource Overlay District).
c. Explore means to permit modest expansions of older homes by implementing small-scale, best management
practices, which could offset the need for large stormwater improvements that may result in significant expense
or loss of large trees.
H4
Issue
Quality of life/property value impacts resulting from neglect and lack of investment in
older homes and properties.
Recommendation
Maintain and enhance enforcement measures addressing demolition by neglect and other
property maintenance issues that impact surrounding property values and/or compromise
the character of the Township.
S t r a t eg ies
a. Evaluate legal remedies to expedite the time period to obtain a court decision ordering the correction of property
maintenance and other code violations that affect the health, safety and quality of life of nearby residents affected
by the violations.
b. Evaluate the staffing levels required to enforce the Code requirements and identify potential coordination between
the Building & Planning Department, Fire Department, and Solicitors office to address properties with ongoing
outstanding code violations.
INPUT
367
368
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
INPUT
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
H5
Issue
Recommendation
369
S t r a t eg ies
a. Develop appropriate use, bulk, and parking regulations for neighborhood commercial uses.
b. Implement the transition area recommendations in the residential chapter of the Land Use Element.
H6
Issue
Recommendation
Promote appropriately scaled and designed transition areas between established residential
neighborhoods and higher density commercial/mixed-use districts. Recommend strategies for
mitigating impacts of density through design.
S t r a t eg ies
a. Utilize TND in areas identified in the 1990 Comprehensive Historic Sites Mapping Project and recommended in
the residential chapter of the Land Use Element.
b. Refine the provisions in high density, residential zoning districts (R6, R6A, R7) to permit multi-family conversions
of existing, large, old single family homes.
c. Refine provisions in high density residential zoning districts (R6, R6A, R7) to discourage speculative land assembly
and demolition of inappropriately scaled/designed redevelopment.
d. Consider TND zoning, or the addition of design standards to mixed-use districts (i.e., Commercial C1- and C2)
and to high density residential zoning districts (R6, R6A, R7) to promote compatibility of new development within
established neighborhoods.
H7
Issue
Community desire to consolidate new higher density, multi-family development in appropriate locations to preserve existing low density neighborhoods, accommodate additional
population, and facilitate commercial area revitalization.
Recommendation
Encourage multi-family housing on existing multi-family zoned tracts along the major
transportation routes and near shopping and commercial areas.
S t r a t eg ies
a. Evaluate and refine high density residential (R6, R6A,R7) zoning district provisions, to ensure that multi-family
housing is appropriately located, scaled, and well designed.
b. Refine standards for multi-family development to encourage community improvements, such as the preservation
of historic resources and open spaces.
370
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
AFFORDABIL IT Y
In many communities across the
country, the issue of housing affordability has evolved into a complex
set of challenges; Lower Merion is
no exception. The term affordable
housing is no longer just a euphemism for low-income, subsidized
projects. Many policemen, firemen,
shop owners, and private sector employees can no longer afford to live in
the communities where they work as
the housing prices and rents of traditionally affordable neighborhoods
have trended upwards. Many people
only discover a lack of available affordable housing in their community
when their children cannot afford to
live in the same community in which
they were raised.
According to the 2010 US Census, Lower Merion has the 12th highest median household income in the
country, of municipalities with a population of 50,000 or more. The Townships median income is extraordinarily higher than state and national
averages. Households at or below the
poverty level equal 6 percent Township wide, significantly lower than
state and national percentages (12.5%
and 14.3% respectively).11
Despite the high median income
levels, many Lower Merion families
are cost burdened by their homes.
The U.S. Department of Housing and
Urban Development considers families who pay more than 30 percent
of their income for housing to be cost
burdened, which means that they
may have difficulty affording necessities such as food, clothing, transpor11 The Census Bureau uses a set of money income
thresholds, which vary by family size and composition,
to determine who is in poverty. If a familys total
income is less than the familys threshold, then that
family, and every individual in it, is considered in
poverty. The official poverty thresholds do not vary
geographically, but they are updated for inflation using
the Consumer Price Index (CPI-U). The official poverty
definition uses money income before taxes and does
not include capital gains or noncash benefits (such as
public housing, Medicaid, and food stamps).
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
Percent
45.0%
20% - 24.9%%
12.9%
25.0% - 29.9%
11.8%
30% - 34.9%
7.9%
35.0% or more
22.4%
Percent
17.5%
15.0% -19.9%
14.1%
20% - 24.9%
16.7%
25.0% - 29.9%
7.0%
30.0% - 34.9%
6.6%
35% or more
38.0%
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
INPUT
371
Conclusions
372
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
I NC O ME A N D P OV E RT Y
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
TA B L E 5 . 7 : L OWE R M E R IO N TOWNS HIP M E DIAN HOU S E HOLD INCOM E & POVE RTY
1990
Median
Household
Income
% Below
Poverty
Level
2043 (Bala)
$61,722
2044 (Cynwyd)
$71,694
2045 (Merion)
2010
Median
Household
Income
% Below
Poverty
Level
Median
Household
Income
% Below
Poverty
Level
2.90%
$56,250
3.80%
$105,903
3.60%
$57,703
5.61%
3.20%
$113,804
3.12%
$79,585
4.00%
$94,567
2.70%
$124,960
0.00%
$85,806
$77,675
3.60%
$137,761
3.60%
$192,018
2.70%
2.50%
$76,514
2.80%
$103,555
6.21%
$55,704
2048 (Gladwyne)
$125,263
1.60%
$77,360
1.80%
$120,142
2.24%
1.70%
$177,098
3.20%
$182,702
1.10%
2049 (Rosemont)
$98,072
2.50%
$158,634
3.20%
$176,845
0.92%
$41,574
5.20%
$56,250
1.97%
$176,944
0.00%
$37,533
1.61%
$52,174
1.54%
$250,000
7.64%
2052 (Haverford)
$92,230
2.10%
$100,093
5.50%
$119,444
0.00%
$29,716
1.19%
$47,813
10.60%
$95,882
0.00%
$50,587
3.60%
$85,915
3.60%
$110,455
2.92%
$33,621
7.90%
$50,337
4.10%
$53,346
0.00%
2055.02 (Wynnewood)
$60,936
1.60%
$100,334
3.80%
$158,000
0.00%
$54,893
4.60%
$75,174
3.00%
$92,857
0.60%
$63,197
3.90%
$86,373
4.50%
$151,870
6.00%
Montgomery County
$43,720
3.60%
$60,829
4.40%
$93,299
3.88%
Census Tract
INPUT
2000
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Special Needs
Population
Affordability
Relationship to Other
Planning Documents
Conclusions
Low-Income Household/Family: A household/family having an income equal to or less than the Section 8
Very Low Income limit (50% of the area median income) as established by HUD.
Moderate-Income Household/Family: A household/family having an income equal to or less than the Section
8 Low Income limit (80% of area median income) established by HUD, but greater than the Section 8 Very
Low Income limit (50% of area median income) established by HUD.
14 https://www.hudexchange.info/resources/documents/Basically-CDBG-Chapter-1-Overview.pdf
2000
2010
Low/Mod
Population
% Low/Mod
Population
Low/Mod
Population
% Low/Mod
Population
Low/Mod
Population
% Low/Mod
Population
2043 (Bala)
289
12.20%
792
33.30%
796
33.45%
2044 (Cynwyd)
445
13.50%
434
13.40%
434
13.42%
2045 (Merion)
494
10.90%
562
12.50%
568
12.63%
339
7.60%
574
12.50%
575
12.48%
192
8.90%
301
13.40%
302
13.47%
701
19.80%
768
22.80%
768
22.82%
2048 (Gladwyne)
236
4.60%
491
9.60%
492
9.66%
2049 (Rosemont)
413
9.40%
328
7.20%
328
7.19%
429
26.60%
594
32.60%
596
32.75%
662
37.90%
615
36.70%
615
36.74%
2052 (Haverford)
233
8.60%
386
13.50%
386
13.48%
758
41.60%
690
40.90%
693
41.10%
795
13.60%
1,050
17.80%
1,055
17.86%
1,212
34.30%
1,248
33.70%
1,252
33.78%
2055.02 (Wynnewood)
690
12.00%
526
16.20%
526
16.18%
327
14.70%
910
20.60%
914
20.69%
8,215
14.90%
10,269
18.60%
10,300
17.81%
Census Tract
US Department of Housing & Urban Development, Low and Moderate Income Summary Data
INPUT
373
P RO GRA MS A N D P O L IC IE S
TO A DDRES S A F F O R DA BL E
H O U S I NG N E E D S
C o m munity Development
Bl o c k Gr ant Prog r am
O ve r v iew
INPUT
Special Needs
Population
Affordability
Relationship to Other
Planning Documents
Conclusions
1,500,000
1,200,000
2013
2011
2009
1999
1997
1995
1993
600,000
1991
900,000
2007
Transition Areas
2005
Neighborhood
Preservation
2003
Background/
Introduction
PLAN DRAFT
2001
COMPREHENSIVE
1989
374
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Affordability
C on solid a t e d P l a n
Relationship to Other
Planning Documents
Conclusions
The Township routinely prepares a Five-Year Consolidated Plan and an Annual Action Plan in compliance with
HUDs requirements in order to continue to receive CDBG
funding. The Consolidated Plan describes how the Township intends to use federal and non-federal funds to meet
community needs. Eligible activities include community facilities and improvements, roads and infrastructure,
housing rehabilitation and preservation, development
activities, public services, economic development, planning, and administration. The 2015-2019 Consolidated
Plan indicates that the Township will use CDBG funding
during this period for the following activities to address
its various housing and community development needs:
Housing Needs
1. Preservation of housing Provide assistance to
low- and moderate-income homeowners to rehabilitate their homes to meet Code, and where
necessary, accessibility and energy efficiency standards.
2. Expand homeownership opportunities Develop new homeownership opportunities through
acquisition, rehabilitation, and resale of housing
through non-profit organizations; assist organizations that provide homeownership counseling
services.
3. Support affordable rental housing Assist affordable rental housing developments with rehabilitation assistance.
4. Support the actions of affordable housing developers (non-profit and for-profit) seeking funds
to develop housing to address the needs of persons with disabilities, the elderly, or other special
needs; assist organizations that assist the disabled
and special needs population secure and retain
affordable housing.
Special Needs
Population
375
11%
1939-earlier
1940-49
1950-59
1960-69
1970-79
19%
1980-89
1990-99
2000-09
14%
10%
7%
2%
3%
34%
6.
7.
8.
9.
376
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Special Needs
Population
Affordability
Resi d en t i a l R e h a b i l i t a t i o n P rog ra m
Roughly half of the annual CDBG allocation is put towards the Townships Residential Rehabilitation Program.
The main objective of the Residential Rehabilitation Program is to provide financial and technical assistance to
eligible homeowners for the purpose of rehabilitating
and improving residential, owner-occupied properties
throughout the Township. According to the 2012 Residential Rehabilitation Booklet the program provides:
A direct grant for lead abatement.
A declining balance deferred payment loan up to
$25,000, excluding lead abatement, secured by a
municipal lien. This loan declines daily at a rate
of 20% yearly and is reduced to a zero balance by
the end of the five year term, at which point the
lien is released.
A deferred payment loan in the amount exceeding $25,000, excluding lead abatement, will be
permanent and secured by a municipal lien.
This program is available to qualified low- and moderate-income persons and families who own and occupy their properties. The funds provided will be used to
improve and upgrade substandard dwelling units for the
purpose of providing an acceptable or standard living
unit, to increase accessibility for the disabled, and to meet
lead-based paint compliance standards. The goal of the
program is to preserve affordable housing stock for the
benefit of residents and communities within the Township. Over the past 14 years, 176 properties have been
improved throughout the community (Table 5.11). The
average cost of improvements to each home was roughly
$26,800. As of May 2015, over $1 million in permanent
liens have been secured, which may be used to advance
affordable housing initiatives in the future when the
properties change hands.18
18 Lower Merion Township, Building & Planning Dept., Community Development
Division, 05/2015
INPUT
Relationship to Other
Planning Documents
Conclusions
Funding Spent
No. of Homes
2001-02
$394,429.00
16
2002-03
$401,395.96
17
2003-04
$418,716.61
24
2004-05
$202,764.26
13
2005-06
$435,715.53
16
2006-07
$305,395.38
10
2007-08
$391,231.67
12
2008-09
$275,681.90
11
2009-10
$376,262.93
2010-11
$237,905.50
2011-12
$432,214.85
2012-13
$289,626.30
10
2013-14
$282,738.00
11
2014-15
$296,675
12
Total
$4,713,752.89
176
Annual Average
$336,696.64
12.57
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
H om e P u rch a s e P rogra m
INPUT
377
378
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
I n c l u sion a r y A f fo rd a bl e
H ou sin g I n c e n t i ve s
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
established in the high density residential zoning districts, and a handful of commercial zoning districts
that authorized subsidized apartment
housing at a higher density than other
permitted residential uses. Since that
time, additional affordable housing
provisions were added for moderate-income families to the Ardmore
Special Development District and
the Mixed-Use Special Transportation District. The zoning incentives
involve relaxed bulk requirements,
which allow for increased density and
improves the economic feasibility of
developments with affordable housing units (Table 5.12).
R6A
R7, C1, C2
ASDD-2
MUST
Families with
incomes up to 80%
AMI
Building or complex
of buildings, each of
which contain two
or more single-family
dwelling units
Building or complex
of buildings, each of
which contain two
or more single-family
dwelling units
Townhouse or
apartment
Apartment
50%
50%
30%
Fee-in-Lieu
No
No
No
Population Served
Type of Development
26.97
24.06
7.26
NA*
Additional Building
Height**
-15
-30
24 feet
24 feet***
35%
30%
55%
5%
Additional Impervious
Surface
30%
20%
55%
5%
20 feet
20 feet
30 feet
20 feet
10 feet
5-30 feet
19 feet
9 feet
15-35 feet
136 feet
111 feet
100 feet
1 space/unit
1 space/unit
1 space/unit
0.5 space/unit
Varies. Tied to
HOME/ CDBG
funding requirements.
Varies. Tied to
HOME/ CDBG
funding requirements.
Permanent.
Recorded in Deed.
Permanent. Recorded in
Deed.
* The increase in units per acre was calculated by the minimum lot area required per unit. The MUST district does not have a minimum lot area for residential units. The density is
most limited by the height, impervious surface and parking requirements in MUST.
**The permissible building height for an apartment building is 50 feet in R6A and 65 feet in R7, C1, and C2. The maximum height of a subsidized apartment building is 35 feet.
***In order to qualify for the height incentive in the MUST district, the threshold increases to either 20% or 5 units, whichever is greater.
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Affordability
Special Needs
Population
The project at 11-15 East Athens Avenue involved the complete renovation of the 14-unit
apartment house at 15 East Athens Avenue, which accommodates low- and moderate-income
families, and the construction of 33 market rate apartment units at 11 East Athens Avenue. The
project took advantage of the affordable housing incentives available in the ASDD-2 zoning district.
INPUT
Relationship to Other
Planning Documents
379
Conclusions
380
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
INPUT
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
H8
Issue
Recommendation
Explore the potential for including affordable housing as part of commercial area
revitalization.
S t r a t eg ies
a. Develop appropriate incentives for affordable housing that maintains the form and scale of the existing built
environment in conjunction with mixed-use projects.
b. Continue to actively work with developers in the early planning stages to inform them of mixed-use potential.
H9
Issue
Recommendation
S t r a t eg ies
a. Modify zoning provisions leading to speculative land assembly and demolition of existing housing stock in order
to construct higher density housing inconsistent with the form, scale and character identified low and moderate
income neighborhoods.
b. Continue the Residential Rehabilitation Program.
c. Identify factors that make a neighborhood affordable in Lower Merion Township and evaluate the forces
that threaten the traditional form and pattern of affordable neighborhoods. Ensure that middle type housing
complements the form and scale of existing residential neighborhoods and that it provides a suitable transition
from single family neighborhoods to commercial areas.
d. Encourage complete neighborhoods for identified low- and moderate-income neighborhoods by completing
gaps in the bike and pedestrian infrastructure in order to promote walking and biking to transit, shopping, and
civic amenities.
e. Implement recommendations of the Open Space Plan to add appropriately scaled, community oriented open
spaces in low- and moderate-income neighborhoods.
f. Focus on the existing housing stock for the best options for homeownership opportunities.
g. Education: Continue working through the Historical Commission and the Historical Architectural Review Board
(HARB) to provide workshops to homeowners free of charge explaining how to repair and maintain older homes.
h. Outreach: Target promotional information for workshops and other programs to affordable neighborhoods.
Utilize LMTV7, the Townships website, and other multi-media sources to convey information to homeowners
about programs available to assist residents in maintaining their homes.
INPUT
381
382
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
H10
Issue
Recommendation
Encourage sites for elderly and other low- and moderate-income households through
redevelopment or adaptive reuse and increase homeownership opportunities in Lower
Merion.
S t r a t eg ies
a. Focus age-restricted and affordable housing in locations near shopping and public transportation.
b. Continue the Home Purchase program.
c. Review the land development process and evaluate opportunities to expedite the process in order to reduce local
costs associated with affordable housing construction.
d. Continue to partner with non-profits, such as Lower Merion Affordable Housing, to provide housing for the
elderly and low-and moderate-income households.
H11
Issue
Decreasing federal, state, and county funds for affordable housing and community development.
Recommendation
S t r a t eg ies
a. Form an affordable housing taskforce or committee to implement the recommendations of the Housing Element
with a focus on educating the public on the benefits of providing affordable housing.
b. Establishing an Affordable Housing Trust Fund and providing inclusionary housing provisions through a fee-inlieu option.
c. Staff members implementing the CDBG program may have to work towards securing alternative funding sources
while implementing the program to ensure the continuation of services provided to special needs populations and
availability of affordable housing.
d. Identify local affordable housing advocates, non-profit organizations, and potential partners to provide additional
affordable housing units and to sustain the existing affordable housing stock within the Township.
e. Maintain the Community Development position to continue coordination of CDBG funding.
INPUT
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
H12
Issue
Recommendation
Review affordable housing policies throughout the region. Continue working with
neighboring governments to provide regional solutions to affordable housing and services for
the special needs population.
S t r a t eg ies
a. Regularly update the inventory of regional housing policies and housing agencies listed in the Housing Element.
b. Participate in regional efforts to address housing.
c. Encourage support of county and federal housing programs to aid elderly and low- and moderate-income families
and continue to work with neighboring governments to provide regional solutions to affordable housing.
H13
Issue
Impacts of off campus student housing on residential neighborhoods and the supply of
affordable housing.
Recommendation
Explore issues associated with student housing in the Township and the relationship between
student housing and affordable housing.
S t r a t eg ies
a. Review zoning provisions relating to institutional expansions and residence halls to ensure that a logical expansion
of local colleges and universities is appropriately addressed and explore student housing alternatives.
b. Work with colleges and universities to create workforce housing in proximity to the institution.
c. Enforce existing student housing regulations so that affordable housing stock may be available for low- and
moderate-income families.
d. Educate the public, land owners, and universities of the student housing regulations.
e. Form a Town and Gown committee to discuss issues such as student housing and workforce housing in the
Township.
INPUT
383
384
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
H14
Issue
Opportunity to increase supply of affordable units and increase the affordability of older homes through appropriate use of existing accessory dwelling units throughout the
Township.
Recommendation
Evaluate how well the Townships accessory dwelling unit policies work to preserve the
pattern of residential neighborhoods, while potentially providing housing opportunities for
workforce housing.
S t r a t eg ies
a. Explore the impact of allowing affordable accessory dwelling units on residential properties and evaluate the
potential for increased use of accessory apartments. (Recommendation also under Affordability)
b. Establish parameters for the accessory dwelling units, which may include requiring that the principal residence
or the ADU be owner-occupied, limiting the occupancy of the main structure, or limiting the number of persons
that can occupy the unit.
H15
Issue
There are frequently misunderstandings and stigmas regarding the issue of affordable
housing, which deters developers from taking advantage of existing incentives and fosters
community opposition to proposed affordable housing developments.
Recommendation
S t r a t eg ies
a. Establish and enforce design standards requiring similar exterior improvements to affordable and market rate
units.
INPUT
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
SPEC I AL NEE DS
POPU LAT ION S
Careful planning is required to
provide adequate housing and community facilities for the Townships
most vulnerable citizens. The U.S.
Department of Health and Human
Services indicates that the special
needs population is comprised of
individuals who have disabilities,
live in institutionalized settings, are
elderly, are from diverse cultures, or
have limited English proficiency or
are non-English speaking. Many disabled and/or elderly individuals rely
on Supplemental Security Income for
financial support. 22 Reliance on limited incomes can make it extremely
difficult for the special needs popula-
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
385
Conclusions
1970
1965
1975
1990
1985
2000
1995
1990: Americans with Disabilities Act
(ADA)
The ADA prohibits discrimination on the
basis of disability in employment, state, and
local government, public accommodations,
commercial facilities, transportation, and
telecommunications.
FIGURE 5.13: IMPORTANT FEDERAL DISABILITY RIGHTS LAWS 23
386
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
The Townships zoning code provides for a wide array of permitted uses and facilities to support the special needs
population (Table 5.14).
TA BL E 5 . 1 4 : P E R M IT T E D FACILITIE S AND U S E S TO S U PPORT
S P E C IA L N E E D S P OPU LATION IN LOW E R M E RION
Housing
Zoning
District
Continuing
Care
Facility
Alternative
Housing
for the
Elderly
Sanatorium,
Nursing
Home, or
Convalescent
Home
Services
Subsidized
Apartment
Housing
for the
Elderly
RAA
RA
R1
R2
R3
R4
R5
R6
Accessory
Apartment
Community
Residential
Program
Licensed
Community/
Adult/
Senior Center Day Care
Center
R6A
R7
C1
C2
CO
ASDD-1
ASDD-2
MUST
BMMD 2
BMMD 3
ROHO
BMV - 1
BMV - 2
BMV - 3
BMV - 4
CAD RCA
CAD BCR
By-Right
Special Exception
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
S u m m a r y o f S p e c i a l N e e d s Ho u s i n g Prov isions
The following section summarizes the zoning code sections that currently address the housing
needs for the special needs populations:
Continuing Care Facilities for the Elderly
155-67.1 Allows continuing care facilities in low- and medium-density residential zoning districts
on lots exceeding 25-acres by special exception.
155-212.B. Permits continuing care facilities for the elderly in the Bryn Mawr Village District,
which is near transit and shopping.
Alternative Housing Options for the Elderly
155-176 Allows the conversion of single-family dwellings into up to three apartments for the elderly (62+) in all residential zoning districts by special exception.
155-177 Allows the conversion of single-family dwellings into two units, including an in-law
suite, provided that one of the units be occupied by no more than two persons, each of whom shall
be 62 year of age or older. The conversion is permitted by special exception in all residential zoning
districts.
155-178 Permits a group shared residence for up to six elderly individuals in all residential zoning
districts, by special exception.
Subsidized Apartment Housing for Elderly
155-50.1 Provides density bonuses for subsidized apartment housing for the elderly in high density residential and commercial/mixed-use districts.
Sanatorium, Nursing Home, Convalescent Home
155-47.D. Permits nursing homes in high density residential and commercial/mixed-use districts.
Community Residential Program
155-11.Q. Permits a group home in all residential zoning districts and some commercial/mixeduse districts by-right, subject to certain spacing requirements.
Community Residential Program is defined as an establishment, sometimes referred to as a
community living arrangement or a group home, licensed by the Commonwealth of Pennsylvania,
that provides a home for not more than eight handicapped individuals, excluding staff who do not
reside on the property, who live and cook together as a single housekeeping unit.
S u m m a r y o f S p e c i a l N e e d s S e r v i c e Prov isions
Community/Senior Center
155-11.S.(b) Allows existing structures to be used as community/senior centers in all residential
zoning districts and some commercial/mixed-use district, subject to special exception approval.
Community Center is defined as a facility maintained principally as a multiple-purpose gathering
place for members of the general public, or a limited portion thereof.
Licensed Adult/Day Care Center
155-11.S.(c) Allows existing structures to be used as licensed adult/day care centers in all residential zoning districts and some commercial/mixed-use district, subject to special exception approval.
INPUT
387
Conclusions
388
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Affordability
Special Needs
Population
INPUT
Relationship to Other
Planning Documents
Conclusions
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Special Needs
Population
Affordability
Relationship to Other
Planning Documents
Conclusions
0 to 4
5 to 17
Belmont Hills
18 to 24
Cynwyd
25 to 34
Haverford
35 to 44
Bala
45 to 54
North Ardmore
55 to 64
East Ardmore
65 to 74
75 to 84
85 & older
Rosemont
West Ardmore
Merion
East Bryn Mawr
West Bryn Mawr
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
389
100%
COMPREHENSIVE
390
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Special Needs
Population
Affordability
Relationship to Other
Planning Documents
Conclusions
TA B L E 5.16 : L OWE R M E R IO N TOWNS HIP: E LDE RLY HOU S ING INVE NTORY 2015 [1]
Skilled
nursing
Assisted
Living
Independent
Single Family
Independent
Multi-Family
Type of Unit
Golden Living
35 Rosemont Ave
Bryn Mawr
1.02
R3
76
76
Haverford
1.85
R2/R7
62
62
Symphony House
35 Old Lancaster Rd
Bala Cynwyd
1.21
R6A
52
52
Bala-Cynwyd
6.66
R3
80
80
Saunders House
Wynnewood
9.29
R7
180
180
Beaumont Retirement
Community
Bryn Mawr
49.98
R1
50
68
131
249
Waverly Heights
1400 Waverly Rd
Gladwyne
63.93
R A/ RAA
49
49
72
160
330
Charles C Knox
Home[3]
718 Sussex Rd
Wynnewood
6.18
R3
24
24
75 Ardmore Ave
Ardmore
1.12
R6A
64
64
Ardmore Crossing
Senior Housing [4]
Ardmore
1.16
R6A
53
53
13 St Asaphs Rd
Bala Cynwyd
0.78
R5
TOTAL
175
423
140
438
1,176
Name
Address
Village
Acres
Zoning
HRI
[2]
TOTAL
Notes:
[1] This inventory includes all elderly housing units as of May 1, 2015. No additional land development applications for elderly housing projects are pending at this time.
[2] The property is listed on the Townships Historic Resources Inventory.
[3] The Knox Home is currently vacant and may not remain as senior housing.
[4] These units are income-qualified.
A g in g i n P l a c e
INPUT
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
milial status, and disability. The failure to design and construct covered
multi-family dwellings with certain
features of accessible design is one of
the types of disability discrimination
prohibited by the Act.28
28 Joint Statement of the Department of Housing
Affordability
Special Needs
Population
Elderly Housing
Multifamily Unit-triplex to 5 unit conversions
Multifamily Unit- 5 to 10 units
Multifamily Unit greater than 10 units
Multifamily Housing
in Lower Merion Township
Conclusions
H6: CONTINUING CARE FACILITIES AND MULTI-FAMILY STRUCTURES IN LOWER MERION TOWNSHIP
Legend
Relationship to Other
Planning Documents
www.greenhillcondo.com/picture/green_hill_brochure.pdf> 05/2015
391
392
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Affordability
Special Needs
Population
Conclusions
S er vi c es for t h e E l d e rly
Relationship to Other
Planning Documents
Estimate
Percent
54,262
100%
With a disability
4,784
8.80%
Population 5 to 15 years
8,254
100%
430
5.20%
Population 16 to 64 years
36,164
100%
With a disability
2,189
6.10%
9,844
100%
With a disability
2,165
22%
With a disability
Residential Rehabilitation
Prog r am
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
Affordability
Special Needs
Population
2.
3.
The Township continues to comply with the Americans with Disabilities Act. The Township, recognizing
its responsibility to comply with the
provisions of the ADA, and has been
working since May 1991 to ensure
that all facilities, services, and information are made available to all persons of the Township, regardless of
ability. Lower Merion also completed
a Self Evaluation Plan in 2012 in accordance with Section 504 to evaluate
barriers to accessibility of public facilities and services, and establish a program to remove the barriers. It is the
policy of the Township to attempt to
provide reasonable accommodations
to meet the needs of persons requesting the use of Township facilities or
services, or seeking Township information. 34
34 Lower Merion Township Analysis of Impediments to
INPUT
Relationship to Other
Planning Documents
Conclusions
CONCLU S ION
The Township has taken progressive steps to ensure that all programs
and services of Lower Merion Township are accessible to all residents,
and as such, the Township has an
appointed ADA Coordinator within
the Township who coordinates the
Townships Transition Plan (which
outlines procedures to remove structural barriers in all Township owned
facilities, parks, municipal structures,
and major thoroughfares); the 2012
Self Evaluation Plan (which ensures
that all persons have equal access to
programs and services offered by the
Township); and the Grievance Procedure (which provides a means for a
prompt and equitable resolution of
all complaints alleging discrimination against persons with disabilities).
Furthermore, Resources for Human
Development has 43 consumer sites
and four (4) administrative offices in
Lower Merion. 35
The Township will work to assist
residents with special needs to ensure
they have full access to housing and
needed services. The Township will
also consider incentivizing the production of special needs and supportive housing by reducing or waiving
respective water, sewer, and/or public
facilities service impact fees for non
profit organizations seeking to build
accessible units. 36
35 Lower Merion Township Analysis of Impediments to
Fair Housing Choice. 2012
36 Lower Merion Township Analysis of Impediments to
Fair Housing Choice. 2012
393
394
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
Conclusions
H16
Issue
Need to modernize older housing stock to address the physical mobility and particular
housing needs of an elderly and special needs population.
Recommendation
Improve accessibility and remove and prevent architectural barriers to the elderly,
handicapped, and disabled in existing structures that are substantially renovated and new
developments.
S t r a t eg ies
Recommendation
Explore the impact of an aging population and the potential demand for additional age
restricted housing.
S t r a t eg ies
a. Identify locations for age-restricted housing, and modify zoning provisions to provide incentives for age-restricted
housing.
b. Identity locations for repurposing of institutions in those areas identified for age-restricted housing.
H18
Issue
Need to modernize the built environment to address the physical mobility and other
needs of an elderly and special needs population.
Recommendation
Improve the safety of housing units in Lower Merion Township for low- and moderateincome families.
S t r a t eg ies
a. Continue the Township policy of inspecting sidewalks and curbs and the entire building for rental units.
b. Continue efforts to educate residents and property owners on minimum housing standards.
H19
Issue
The definition of special need population is evolving and more individuals are in need of
specialized housing arrangements.
Recommendation
Address the continuing needs of the special needs population through modifications to the
existing housing stock.
S t r a t eg ies
a. Consider amending Article XXX, Alternative Housing Options for the Elderly, to allow for the conversion of singlefamily residences for disabled Township residents.
b. Create a public relations package to inform those in need of alternative housing arrangements of existing policies
and programs in place. Partner with local hospitals and/or institutions and utilize the Health Advisory Council to
prepare materials.
M AY 2 2 , 2 0 1 5 H O U S I N G E L E M E N T
Background/
Introduction
Neighborhood
Preservation
Transition Areas
The Housing Element is consistent with the goals outlined in Montgomery Countys Comprehensive
Plan, Montco 2040: A Shared Vision.
Goa l : S u p p o r t h o u s i n g
c h oi c es a n d o p p o r t u n i t i e s t o
m eet t h e n e e d s o f a l l p e o p l e .
INPUT
Affordability
Special Needs
Population
Relationship to Other
Planning Documents
395
Conclusions
396
COMPREHENSIVE
Background/
Introduction
Neighborhood
Preservation
PLAN DRAFT
Transition Areas
Affordability
Special Needs
Population
C ONC LUSIONS
Neig h b or h o o d P re s e r v a t i o n
Tr a n sit ion A re a s
INPUT
S p e c i al Needs Population
Improve accessibility and remove and prevent architectural barriers to the elderly,
handicapped, and disabled
in existing structures that are
substantially renovated and
in new developments.
Relationship to Other
Planning Documents
Conclusions