Three years in the making, the long-awaited Lower Merion Township "issues report" was discussed in public for the first time in a Planning Commission meeting Tuesday, Sept. 21.

The commission never got around to discussing traffic circulation, the second of two issues on the agenda at the first special meeting in the township's comprehensive plan revision process, but instead focused the bulk of their three and half hour meeting discussing township housing.

Township staff presented 29 initial recommendations in relation to improving the range of housing options within the township. The vast majority of the recommendations focused solely on expanding the housing stock to a wider array of income levels based on fears of pricing out some key community members.

"Because of the overall level of wealth in the community, a lot of the people we rely on – township staff, firefighters, teachers – can't afford to live here," Township Planner Chris Leswing said. "That's a regional issue, we can only do so much locally, but we can make improvements." The township also emphasized making it easier for young families to move into the area, and aging residents to be able to afford to stay in the area.

How To Increase Affordable Housing

The affordable housing goals could be met through a variety of policy suggestions recommended. The planning professionals discussed incorporating affordable housing as a part of commercial revitalization projects or in accessory dwellings on historic properties that the township wants to preserve.

Other ideas include expediting the application approval process for affordable housing options, partnering with local non-profits and other affordable housing advocates, and using alternative zoning methods, transfer of development rights – if an owner want to subdivide a large lot that the township wants to preserve, they could be given the rights to development that they could sell in a higher density area designated by the township – to name a few.

Staff recommended that the township consider creating a volunteer-based affordable housing task force charged with implementing the element's goals, but stopped short of diverting any township funds to directly subsidize the housing itself, a concern of Planning Commission member Anthony Vale.

"I'm lukewarm at best on this," Vale said. "I don't know if I would want to spend taxpayer money to help others live in the community. That seems to be where this is heading." Leswing said that the township did not recommend or make any plans for achieving affordable housing through that method.

Other Recommended Housing Changes

Along with the affordable housing emphasis, the initial recommendations called for general protections for historic properties – an issue that will be addressed much more thoroughly in the historic preservation plan element – and concerns about controlling township density to limited locations.

In a departure from the status quo, Leswing advocated using zoning to control for form and character of houses in neighborhoods along with size. Currently, most houses are limited in dimensions based on the character of the neighborhood, but few zoning laws regulate the type of home that can be built. Leswing suggested that zoning for the form of the houses might be a good way of increasing preservation of neighborhood character. "We want to add that level (of zoning) going forward," Leswing said.

Issues Report and Comprehensive Plan Background

Because the Tuesday Planning Commission meeting was the first on the "issues report," much of the beginning of the meeting was spent discussing what the report is and how it will be used.

The report – about the width of a dictionary when resting in a two-inch binder (don't worry, it has pictures) – is intended to guide the township's revision of its 31-year-old comprehensive plan, itself a document that sets overarching goals and the long-range focus for the township.

Last updated in 1979, the current comprehensive plan outlined a number of goals that remain relevant in 2010, such as the preservation of historic sites and open space, improving traffic circulation, but as a procedural matter, Planning Commission Co-Chairman Robert Gray said that the commission hardly ever looks at the document.

Leswing worked with other township staff members to compile the issues report over the past three years and led much of the discussion on Tuesday. "The end result of the revision is going to be a plan that has policy implications," Lewsing said. "All of our comprehensive plans were ingrained into how we do things. Through this process we are evaluating all of our policies across the board."

The goal of the issues report was to compile a comprehensive list of concerns regarding the use of property in Lower Merion, and from that list come up with objectives and goals toward improving the quality of life in the township in the future.

The comprehensive plan will be made up of several elements – like chapters in one very long book – that deal with issues like land use, historic preservation, conservation, economic development, infrastructure and more.

Leswing said the Planning Commission will prioritize all of the plan's eventual elements with input from staff and members of the public, and then concentrate township efforts on drafting and approving the elements individually as they are finished. Logistically, a fully revised and complete comprehensive plan is at least a year and half away, according to early predictions by township staff.

Community Involvement

Aside from policy matters, one of the early themes from the meeting was the need for community involvement in revising the comprehensive plan. The attendance for round one was sparce, with approximately six or seven community members in the audience.

Of those present, several spoke about the need to involve others, and Planning Commission Laura Shell said that community input would be vital to the project's success.

Residents can view the issues report on the township's Web site, and the next special meeting on the report is scheduled for Oct. 18 at 7 p.m. – pushed back one hour in hopes of drawing a larger crowd.