Lower Merion Township, a prosperous suburb of Philadelphia, is the ninth largest municipality in Pennsylvania. It has the State's third highest real estate values, with only Philadelphia and Pittsburgh being more expensive places to live. The community's wealth is abundant, with less than 17 percent of all households having moderate-incomes or below, and with very few homeless persons.
Most activities for the first year of this Consolidated Plan will be devoted to identifying and improving affordable housing for a very low- and low-income population comprised mostly of elderly persons. Approximately $1.5 million in Federal resources will be leveraged with almost $2 million of private and non-Federal public funds.
Lower Merion Township expects to use its 1995-1996 Community Development Block Grant (CDBG) funds to remove barriers to affordable housing, while it maintains existing affordable housing. The township has given high priority to reducing the number of households that live below the poverty level as well as identifying and promoting employment opportunities and public services that can be offered to low-income residents at little or no cost.
During April 1995, the Township held hearings, inviting the public to comment on its proposed Consolidated Plan. Comments received at the April 5 meeting were incorporated into the draft plan that was published on April 17. After a 30-day comment period, a final public meeting was held on May 17.
The local aging population raised great concern, and most of the public input centered on expanding subsidies for services and rental housing for the elderly. In addition, the community expressed an interest in allowing low-income owners -- often senior citizens who had purchased their residences decades earlier -- to continue living in their own homes, with relief provided for necessary repairs and renovations.
MAP 1 depicts points of interest of the jurisdiction.
Large scale development of this upper-middle class community began 70 years ago. As the suburbs surrounding the greater Philadelphia area began to expand into Montgomery County, Lower Merion Township grew steadily. During the following decades, it continued to attract affluent residents. Its desirable location, good schools, and access to public transportation still appeal to homeowners and renters alike, regardless of income level.
More than half of all available housing is comprised of single-family detached dwellings, which had a median value of $282,600 in 1990. While most of the housing stock is in sound condition, many older homes occupied by elderly citizens have antiquated plumbing, heating, and electrical systems that have not been maintained or have outlived their usefulness. Affordable housing for low- and very low-income residents is scarce and typically in substandard condition. Most low-income and minority households are concentrated in four areas within the township's boundaries. Close to 1,200 low- and very low-income homes need repairs that their owners cannot afford.
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
While the overall population has fallen 3 percent, according to the 1990 census the total number of households within Lower Merion Township has increased 7 percent, to 24,000.
Extremely high real estate values are the major impediment to affordable housing. The most acute problems are faced by the lowest income households, which cannot afford the price of the habitable vacancies. Although these very low-income households account for less than 4 percent of Lower Merion's population, they represent 17 percent of the community's elderly.
Rental housing in Lower Merion Township declined rapidly between 1980 and 1990. 10,000 units were lost, and only a few new rentals were put into service. Much of that loss can be attributed to converting rental apartment buildings into condominiums.
Although few rental or owner units are available to very low-income residents, a small number of vacant units can be found for low-income households. Homelessness in this district appears to be extremely limited, but some persons are at risk of losing their homes. Homelessness poses the greatest threat to the elderly, who are least able to sustain rising housing costs, and who are most deserving of social services.
The number of elderly households requiring assistance is greatest among the very low- income (0-30 percent of median family income [MFI]) and low-income (31-50 percent of MFI) categories. Most of these households are elderly. However, the elderly in moderate- income households (51-80 percent of MFI) have fared better, with very few reporting housing problems.
Using data from the Lower Merion/Narberth Coalition on Aging and Adult Services, the township estimates only 42 homeless persons live within its boundaries. Nearly one-fifth of these represent two families. The Department of Planning and Community Development recognizes that the elderly have the greatest potential for becoming homeless.
Although Lower Merion has no homeless facilities, a consortium of churches provides up to 2 weeks of transitional housing and job counseling for women with children. Other homeless persons are temporarily housed in a local hotel, and the community provides transportation to a homeless shelter in nearby Norristown.
The township is committed to expanding the capacity of local nonprofit corporations. It largely depends on the efforts of three nonprofits, which share a single executive director and work with local housing and community development issues. These nonprofits are: Lower Merion Development Corporation, Lower Merion Shared Housing Corporation, and Ardmore Housing for the elderly. CDBG funds have been used to help these organizations establish more housing. Through joint endeavors, they have also accomplished an assessment of housing needs and a feasibility study for senior housing.
Expensive land and housing interfere with production and retention of affordable living units. While the community has land-use controls in place, these controls mostly affect high-end housing development. In many instances, the local government will provide waivers. Currently, it also has incentives for density bonuses, elder cottages, shared housing for the elderly, and accessory apartments. For example, the township recently granted waivers of tree inventories, storm water management, and permit fees in order to accommodate a 19-unit affordable rental development in Ardmore.
Lead-based paint is prevalent in most of the low- and very low-income housing units in this township. Estimates suggest that lead-based paint is present in 95 percent of the 4,100 existing very low- and low-income units because most of this housing stock was constructed before 1945.
Nevertheless, lead-paint hazards are not an urgent issue because most of these units are occupied by the elderly. Only 200 units are likely to pose potential threats to pregnant women or children under the age of 7. The health department reported three incidences of elevated blood-lead levels in 1994.
More funding is needed to match people with resources, such as transportation for the elderly and the disabled, home health aids, senior citizen's centers, and youth centers. CDBG funds, and in some years HOME funds, help nonprofit organizations with operating costs and housing subsidies. However, large gaps between housing costs and available funds still exist.
Adjoining municipalities were consulted about the Consolidated Plan.
Informal suggestions were provided on computer software issues, HUD training,
and county coalition meetings.
In order to improve affordable housing in this community, the existing housing stock must be preserved, and more multifamily rental units must be added. Furthermore, the elderly population in Lower Merion Township has steadily grown in recent years. Consideration of their housing and service needs has led to the establishment of the following priorities:
Lower Merion Township also identified several nonhousing priorities. A minimum of $730,000 is needed for improving public facilities for child care, seniors, youth, and neighborhoods. Another $675,000 is needed for the addition of a children's space to a library which is presently located in a neighborhood with a high concentration of low-income families. Over the next 5 years, an additional $900,000 will be needed to coordinate services among the elderly, youth, and child care programs.
On priority is providing services needed to enhance the quality of life of low-income residents. These services include:
Another priority is strengthening local coalitions. This will be accomplished by:
Of lower priority, yet deemed necessary, are infrastructure improvements that directly impact the needy, and improvements to several National Register-eligible public buildings.
Over the next 5 years, at least $11.5 million would be needed to accomplish these goals. Anticipating about $8 million in Federal funds, the township will try to leverage the remainder.
Low Income Housing Tax Credits are likely to account for $500,000 of private investment in low-income housing in the near future. An additional $1 million in grants from private foundations, contributors, and the State is also being pursued.
Lower Merion Planning and Community Development will be the lead agency for implementing this strategic plan, which will be accomplished through ongoing assistance to the three-group consortium of nonprofit housing corporations. Within this context, a senior housing feasibility study will be conducted, public meetings will be held to present citizen concerns about housing to elected officials, and an annual meeting will be held for providers of housing and services.
MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 6 is a map, sectioned by neighborhood, which depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 7 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within one of the four neighborhoods indicated in MAP 6.
MAP 8 depicts points of interest,
low-moderate income areas, unemployment levels, and proposed HUD funded
project(s) from a street level vantage point as well as provides a table
with information about the project(s).
The Lower Merion Township Department of Planning and Community Development lists 23 projects to be carried out during the first year of this plan, all using CDBG funds. Major projects include:
