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• Protect and enhance the environment in which housing exists;
• Support local, State and Federal actions which serve to improve the climate for housing;
• Establish strong community clusters that can be efficiently served by a full range of public services without any undue fiscal burden;
• Preserve open spaces, natural amenities and other environmentally sensitive land.

To accomplish these tasks, the housing plan process is composed of six distinct sections:

A. Demographic Highlights; This is a brief introduction and evaluation of the demographic trends and other socioeconomic factors which impact on both local government and the housing market.

B. Housing Mix Determinants; This features the current land use and zoning activities along with other aspects which set the stage for the remaining analysis.

C. Housing Indicators; This section sets forth the physical, economic and social characteristics of housing in the township, The analysis shows what types of units have been built, what their values are, how old the structures are and the size of families occupying the units.

D. Housing Quality Study; This part of the process completes the housing inventory analysis. It examines the indicators that may alter the existing housing stock and provides for the final determination of the Housing Need Analysis.

E. Housing Need Analysis; This analysis draws on the Montgomery County Housing Distribution Plan for information. It is somewhat modified by features unique to the township which are obtained from the 1977 Lower Merion Township Housing Assistance Plan.

F. Conclusion; This final section draws some conclusions from the statistical data and suggests some techniques to accomplish improvements to the housing stock.

A. DEMOGRAPHIC HIGHLIGHTS

1. Population Trends

a. Growth Rate

The population growth rate in Lower Merion Township continued to decline throughout the seventies. Figure D-l traces the change in population from 1940 to the year 2000. Although absolute growth is occurring, the percent change between 1960 and 1970 was only one-third of Montgomery County's rate of 20.7%.

Figure D-l

POPULATION GROWTH IN LOWER MERION TOWNSHIP

 

YEAR	POPULATION
1940	39,566
1950	48,745
1960	59,420
1970	63,392
1980	66,749
1990	68,019
2000	68,133

Source: U.S. Census to 1970; D.V.R.P.C. Year 2000 Baseline Forecasts

 

Figure D-2

POPULATION GROWTH AND ESTIMATED GROWTH

 

YEAR	TOWNSHIP OF LOWER MERION	CHANGE FROM PRECEDING DECADE		MONTGOMERY COUNTY	CHANGE FROM PRECEDING DECADE
		#	%		#	%
1950	48,745	-	-	353,068	-	-
1960	59,420	10,675	21.9	516,682	163,614	46.5
1970	63,392	3,972	6.7	623,799	107,111	20.7
1980	66,749	3,357	5.3	704,663	80,864	13.0
1990	68,019	1,270	1.9	797,608	92,945	13.2
2000	68,133	114	.2	853,793	56,185	7.0

Source: U.S. Census to 1970; D.V.R.P.C.; Government Studies and Systems, A Report On The Feasibility Of a Housing Program For Low and Moderate Income Residents of Lower Merion Township,Montgomery County, Pa.,1977. (Modified by Consultant)

 

The slowdown in the township's growth rate is partially explained by the decline in the birth rate. The birth rate, as noted in Figure D-3, fell from 12.5 per thousand in 1960 to 8.9 per thousand for 1968. The 1968 figure is approximately one-half of the national average.

b. Age Distribution

Lower Merion Township, in comparison to Montgomery County, has a significantly older population. In the township 41.3% of the population is 45 years of age or older, whereas in Montgomery County, 31.8% of the population is 45 years of age or over. Ages, by range, for both the county and the township are indicated in Figure D-4.

c. School Population

In Lower Merion Township the number of school children is declining, as indicated in Figure D-5. There has been a continual, gradual decline in the number of students through the 13 grades of public school. The trend is likely to continue because of the lack of building activity in Lower Merion Township especially in the construction of single-family detached houses (which currently is the prime source of school children locally).

 

Figure D-3

ANNUAL NUMBER OF BIRTHS AND DEATHS
AND RATE PER THOUSAND FOR
LOWER MERION TOWNSHIP 1960 - 1969

 

	BIRTHS		DEATHS		NATURAL INCREASE OR DECREASE
YEAR	NO.	RATE	NO.	RATE	NO.	RATE
1960	744	12.5	620	10.4	124	2.1
1961	756	12.5	281	4.6	475	7.9
1962	688	11.2	463	7.5	225	3.7
1963	653	10.2	597	9.3	56	0.9
1964	723	11.5	637	10.2	86	1.3
1965	662	10.4	622	9.8	40	0.6
1966	636	9.8	644	9.9	- 8	-0.1
1967	633	9.7	647	9.9	- 14	-0.2
1968	594	8.9	705	10.5	-111	-1.6
1969	654	9.6	680	10.0	- 26	-.04

Source: U.S. Census, 1970.

 

Figure D-4

1970 AGE DISTRIBUTION

 

	Township of Lower Merion		Montgomery County
Age Group (Years)	Number of Persons	Percent of Population	Number of Persons	Percent of Population
Pre-school, 0-4	3,464	5.5	47,779	7.7
Primary school, 5-9	4,804	7.6	59,787	9.6
Preteen, 10-14	5,613	8.9	65,267	10.5
Teenage, 15-19	6,192	9.8	55,834	9.0
Young Adult, 20-24	4,377	6.9	40,768	6.5
Adult, 25-44	12,736	20.1	149,612	24.0
Mature Adult, 45-64	17,027	26.9	143,659	23.0
Senior Citizen, 65+	9,140	14.4	61,093	9.8
Total All Ages	63,353	100.0	623,799	100.0

Source: Government Studies & Systems, op .cit.

 

Figure D-5

ENROLLMENT OF STUDENTS IN LOWER MERION SCHOOL DISTRICT 1976

 

Grade	Number of Students	Percent of Total
Kindergarten	449	5.4
1	578	6.9
2	523	6.2
3	489	5.8
4	558	6.7
5	601	7.2
6	611	7.3
7	691	8.3
8	635	7.6
9	679	8.1
10	728	8.7
11	732	8.7
12	771	9.2
Special Education-Elementary	145	1.7
Special Education-Junior High	111	1.3
Special Education-Senior High	69	0.9
Total	8,370	100.0

Source: Montgomery County Intermediate Unit, 1976 Government Studies & Systems, op. cit.

2. Socioeconomic Trends

a. Overview

Unique to Lower Merion Township is its proximity to the Philadelphia central business district and the newer suburban employment markets. This geographic position is reflected in the housing demand in several ways. First, the vacancy rate is 2.3%, well below the national average rate of 4%. Second, the price of housing has exceeded the cost of living trend. Somewhat shockingly, the selling price for a new house has increased 67% between 1970 and 1977 in the township while the cost of living rose 40%. Finally, the gross income necessary to pay rents or mortgages has risen from 25% to 31% of a family's monthly gross income.

b. Income Distribution

The 1970 median income in Lower Merion Township was reported to be $19,999, the highest in Montgomery County. The county 1970 median income was $12,749. Income ranges, for both the township and the county are presented in Figure D-6 and illustrated by census tract on Figure D-7.

 

Figure D-6

FAMILY INCOME FOR LOWER MERION TOWNSHIP
AND MONTGOMERY COUNTY 1970

 

INCOME		LOWER MERION		MONTGOMERY COUNTY
		#	%	#	%
$ 0 - 4,999		924	6	12,377	8
5,000 - 7,999		1,300	8	19,234	12
8,000 - 9,999		1,000	6	19,463	12
10,000 - 14,999		2,884	18	48,940	31
15,000 - 24,999		3,886	24	39,421	25
25,000 - 49,999		4,171	26	15,444	10
50,000 - over		1,906	12	4,493	2
	Total	16,071	100%	159,372	100%
Median Family Income 1970
		Lower Merion Township	$19,999
		Montgomery County	12,749
		Philadelphia SMSA	10,783

Source: U.S. Bureau of Census, 1970

c. Occupations

Another indication of the township's social structure is the occupational breakdown of its residents. In Figure D-8, it is noted that the largest single category, 30%, consists of professional, technical, and kindred occupations' while managers and administrators comprise an additional 19%. This accounts for 49% of the occupations in the township.

d. Density and Household Size

Figure D-10 indicates that Lower Merion in 1970 had a population density per square mile that was twice as large as the county. However, the number of people per square mile is now increasing at a lower rate than the county. The number of people per household in Lower Merion also has been falling at a rate greater than the county.

 

Figure D-8

OCCUPATIONS 1970

 

	Lower Merion		Montgomery County
	#	%	#	%
Professional, Technical and kindred	7,516	30%	50,460	20%
Managers and Administrators	4,803	19	28,635	11
Sales workers	3,505	14	24,212	9
Clerical	4,147	17	46,385	18
Craftsmen, Foremen, etc,	1,276	5	32,138	13
Transport & Operatives	1,075	4	41,783	16
Laborers & Farm Workers	27	1	9,481	4
Service Workers	1,393	6	20,254	8
Private Household Workers	965	4	2,842	1
Total	25,107	100%	256,190	100%

Source: U.S. Bureau of Census, 1970

 

Figure D-9

POPULATION IN HOUSEHOLDS

 

	1960		1970
JURISDICTION	HOUSEHOLD POP.	% OF MUNICIPAL POP.	HOUSEHOLD POP.	% OF MUNICIPAL POP.	% OF CHANGE
Lower Merion Twp.	56,377	94.9%	60,826	96.0%	8%
Montgomery County	498,295	97.0%	607,920	97.5%	22%

Source: U.S. Bureau of Census 1960, 1970

 

Figure D-10

POPULATION DENSITY 1960 and 1970

 

JURISDICTION	SQ. MILES	1960 POP. DENSITY	1970 POP. DENSITY	% CHANGE
Montgomery County	482.4	1,070	1,292	21%
Lower Merion Twp.	23.34	2,546	2,716	6%

Source: U.S. Bureau of Census, 1960 and 1970

In 1960 the number of persons per household in Lower Merion was 3.20, which by 1970 had declined to 2.93 (-8%). During the same period the county had a shift from 3.40 persons per household to 3.20 persons per household (-6%).

The township's decrease was 2% greater than the county. Moreover, in 1960, every 3.4 persons added to the population required one additional housing unit. By 1970, the housing requirement shifted to the point where one housing unit was needed by every 3.2 persons. Therefore, each 1000 people added to the population required approximately 6½% more housing units than in 1960.

Figure D-ll

HOUSEHOLD SIZE 1960 AND 1970

 

Jurisdiction	1960 Persons Per Household	1970 Persons Per Household	% Change
Montgomery County	3.40	3.20	-6%
Lower Merion	3.20	2.93	-8%

Source: U.S. Bureau of Census 1960 and 1970.

B. HOUSING MIX

1. Land Use and Zoning

Lower Merion Township presently has 8,764 acres (56%) under residential development with 8,280 acres (53%) constructed with single family structures. Approximately 3,728 acres (24%) are used for various transportation, utilities or service-oriented activities. This leaves only 2,876 acres (19%) undeveloped. Most of this acreage is located in census tract 2048 (Gladwyne). This land is for the most part, unsewered and parts of it are environmentally sensitive to development.

The existing zoning classifications in Figure D-12 list seven districts that permit semi-detached and multi-family structures, and these districts constitute 10.6% of the total land in Lower Merion Township.

Figure D-12

SUMMARY OF ZONING REGULATIONS

 

Zoning Classification		Use	Density (units/ acre)	Lot Width (feet)	Bldg. Area(%)	Height (feet)
RAA		Single-family detached	0.48	90	15	35
RA		Single-family detached	0.96	90	15	35
R-3		Single-family detached	4.35	70	20	35
R-4		Single-family detached	7.26	60	30	35
R-5	(A)	Single-family detached	8.71	50	35	35
	(B)	Other Residential	8.71	60	30	35
	(C)	Townhouses	8.71	20	30	35
R-6	(A)	Single-family detached	8.71	50	40	35
	(B)	Single-family semi-detached	14.52	30	40	35
	(C)	Two-family detached	14.52	60	40	35
	(D)	Other Residential	14.52	30	40	35
	(E)	Townhouses	14.52	20	40	35
R-6A	(A1)	Single-family detached	8.71	50	40	35
	(A2)	Single-family semi-detached	14.52	30	40	35
	(A3)	Two-family detached	14.52	60	40	35
	(B)	Two-family semi-detached	17.42	35	40	35
	(C)	Apartment houses	17.42	125	30	65
	(D)	Other Residential	17.42	35	40	35
	(E)	Townhouses	17.42	20	30	35
R-7	(A1)	Single-family detached	8.71	50	40	35
	(A2)	Single- family semi-detached	14.52	30	40	35
	(B)	Two-family detached	17.42	50	40	35
	(C)	Two-family detached	17.42	35	40	35
	(D)	Apartment houses	17.42	125	30	65
	(E)	Other Residential	8.71	60	30	35
	(F)	Townhouses	17.42	20	30	35
CO	(A1)	Commercial	.87	175	40	120
	(A2)	Apartment house	17.42	175	40	120
	(B)	Motel	21.78	175	40	120
CL		Commercial	None	75	40	35
C-1	(A1)	Single-family detached	8.71	50	40	35
	(A2)	Single-family semi-detached	14.52	30	40	35
	(B)	Two-family detached	17.42	50	40	35
	(C)	Two-family semi-detached	17.42	35	40	35
	(D)	Apartment house	17.42	125	30	65
	(El)	Other Residential	8.71	60	30	35
	(E2)	Motel	21.78	175	40	120
	(F)	Commercial-Residential	17.42	None	60	65
	(G)	Commercial	None	None	60	65
C-2	(A1)	Single-family detached	8.71	50	40	35
	(A2)	Single-family semi-detached	14.52	30	40	35
	(B)	Two-family detached	17.42	35	40	35
	(C)	Two-family semi-detached	17.42	35	40	35
	(D)	Apartment house	17.42	125	30	65
	(E)	Other Residential	8.71	60	30	35
	(F)	Commercial-Residential	17.42	None	60	65
	(G)	Commercial	None	None	70	65
M		Manufacturing and Industrial	None	None	70	65
PRD		Residential Accessory	1.25	None	15	35

Source: Government Studies and Systems, op. cit. (modified by Consultant)

2. Housing Inventory

a. Existing Housing Mix

The total housing stock available in Lower Merion Township, including both occupied and vacant units (all-year round units) for 1977 was 22,1011 (Figure D-13). From the years 1960 to 1977, the total housing stock increase of all-year round units was 3,937.

But between the years 1970 and 1977, only 842 (3.9%) occupied units were added to the total housing stock, as noted in Figure D-13.

The multi-family housing stock (two or more attached units) as shown in Figure D-14, increased by 2,359 units between the years 1965 and 1970. This raised the total multi-family housing stock for 1970 to 6,6972 or 31.5% of all dwelling units in the township.

One item of interest is that census tracts 2050, 2052, 2054, and 2055.01 contain 51% of all multi-family units in the township. Since 1970, 77% of all new construction has been devoted to multi-family housing.

Figure D-13

ALL YEAR AROUND UNITS IN LOWER MERION TOWNSHIP

1960-1977

 

Year	No. of Units	Absolute Change	% Change	Vacant Units	Vacancy Rate
1960	18,164			357	2%
1970	21,225	3061	14.4%	495	2.3
1977	22,101	876	3.9%	520	2.2
1960-1977		3937	21.6%

 

OCCUPIED UNITS IN LOWER MERION TOWNSHIP

 

Year	No. of Units	Absolute Change	% Change
1960	17,807
1970	20,739	2932	16.4%
1977	21,581	842	3.9%
1960-1977		3774	21.2%

Source: U.S. Bureau of Census, 1960 and 1970

 

Figure D-14

MULTI-FAMILY UNITS BY CENSUS TRACT

IN LOWER MERION TOWNSHIP

1970

 

Tract #	Duplex	Multi Family (3+)	% Of Total
2043		282	4.4
2044	39	420	6.6
2045	—	359	5.7
2046	6	17	.2
2047	89	593	9.4
2048	7	30	.4
2049	10	48	.7
2050	22	733	11.6
2051	48	466	7.4
2052	9	675	10.6
2053	69	222	3.4
2054	15	1152	18.2
2055.01	55	715	11.3
2055.02	—	44	.7
2055.03	37	535	8.5
Sub Total	406	6291	100.0%
Total		6,697 units

Source: U.S. Bureau of Census, 1970

b. Vacancies

The vacancies rate in the township has been calculated by relating the number of households (which, by census definition, is equal to the number of occupied housing units) to the total number of vacant housing units. Figure D-15 shows that the vacancy rate in Lower Merion in 1974 was 2.3% (520 units). The county figure was 106%.

Figure D-15

VACANCY STATUS IN LOWER MERION

1970-1974

 

Year	Vacant	Rentals Vacant	% Rentals	Vacancy Rate
1960	357			2.0%
1970	495	151	30%	2.3%
1974	520	163	31%	2.3%

Source: U.S. Bureau of Census, 1960 and 1970

c. Group Quarters

Another unique feature of the township is the number of group quarters provided by the colleges located in Lower Merion, Figures D-16, D-17 and D-18 present the relative position of the township in comparison to other county communities. Group quarters are inhabited by 4% of the township's population but this number appears to be declining.

Figure D-16

TEN MUNICIPALITIES WITH THE HIGHEST NUMBER OF

PERSONS IN GROUP QUARTERS, 1970

 

Rank	Municipality	Population
1	Norristown	3,121
2	LOWER MERION	2,566
3	Skippack	1,767
4	Springfield	1,357
5	Collegeville	911
6	Abington	768
7	Pottstown	676
8	Cheltenham	642
9	Upper Providence	471
10	Lower Gwynedd	442

Source: Montgomery County Planning Commission, Report On Housing, 1975.

Figure D-17

TEN MUNICIPALITIES WITH THE HIGHEST PERCENTAGE

OF POPULATION IN GROUP QUARTERS, 1970

 

Rank	Municipality	% of Population
1	Skippack	33.2
2	Collegeville	28.5
3	Pennsburg	11.9
4	Norristown	7.6
5	Upper Providence	7.6
6	Lower Gwynedd	6.9
7	Marlborough	6.3
8	Upper Frederick	5.4
9	LOWER MERION	4.0
10	Lower Providence	2.9

Source: Ibid.

Figure D-18

TEN MUNICIPALITIES WITH THE LARGEST DECREASE

IN GROUP QUARTERS POPULATION, 1970

 

Rank	Municipality	Population
1	Norristown	2,265
2	Plymouth	645
3	Jenkintown	508
4	LOWER MERION	477
5	Conshohocken	302
6	Cheltenham	279
7	Skippack	241
8	Upper Dublin	136
9	Horsham	120
10	Lower Providence	46

Source: Ibid.

C. HOUSING INDICATORS

1. Housing Characteristics of Occupied Units

Characteristics of occupied housing units, by tenure, income range, household type, and age of the head of household for Lower Merion Township are presented in Figure D-19. The largest proportion of owner-occupied houses belongs to husband-wife families where the husband is from 45 to 64 years of age and the total family income is $25,000 or more.

The largest proportion of renter-occupied housing units shelter primarily individuals earning under $15,000 per year. The distribution of housing income, tenure, and age follows common economic patterns of earning power, stability, income, and community residential preferences.

Figure D-20 presents patterns of tenure in 1960 and 1970 for the township and Montgomery County. The statistics clearly demonstrate that the inflationary sales price of new housing has shifted the market demand toward renter-occupied units. In response to this housing type shift, the supply of renter units has increased and it now makes up one-third of the total housing stock in the township.

Figure D-19

OCCUPIED UNITS, 1970

 

Income Ranges	Under 30 #      %		30 - 44 #      %		45 - 64 #      %		65 and Over #      %		OTHER FAMILY #       %		PRIMARY INDIVIDUAL #       %
Under $5,000	5	2.5	40	1.3	82	1.5	165	9.1	250	18.8	549	37.6
$5,000- $9,999	68	33.5	268	9.0	340	6.0	355	19.5	365	27.5	362	24.8
$10,000-$14,999	52	25.6	598	20.2	753	13.3	243	13.4	267	20.1	189	12.9
$15,000-$24,999	61	30.0	111	26.0	1347	23.8	409	22.5	285	21.5	168	11.5
$25,000 or more	17	8.4	1289	43.5	3133	55.4	646	35.5	161	12.1	193	13.2
Total Owner Occupied Units	203	100.0	2966	100.0	5655	100.0	1818	100.0	1328	100.0	1461	100.0
Under $5,000	73	13.0	23	3.9	32	2.3	120	14.3	134	21.0	1153	35.2
$5,000- $9,999	213	37.9	122	20.8	142	10.2	194	23.2	203	31.7	1127	34.5
$10,000-$14,999	175	31.1	194	33.0	261	18.8	163	19.5	138	21.6	498	15.2
$15,000-$24,999	72	12.8	118	20.1	476	34.2	222	26.5	111	17.4	331	10.1
$25,000 or more	29	5.2	130	22.2	480	34.5	138	16.5	53	8.3	165	5.0
Total Renter Occupied Units	562	100.0	587	100.0	1391	100.0	837	100.0	639	100.0	3274	100.0
TOTAL UNITS	765		3553		7046		2665		1967		4735

Source: Government Studies & Systems, op. cit.

Figure D-20

1960 AND 1970 OWNER AND RENTER-OCCUPIED HOUSING TENURE

 

 

Source: U.S. Bureau of Census; 1960, 1970

2. Construction Activity

a. Single Family Detached Units

Based on the number of building permits issued in the township, the number of housing starts can be reasonably estimated, From 1965 to 1976 there were 1017 new single family housing starts as presented in Figure D-21.

This average comes to 73 new units per year but as the annual numbers show, construction is cyclical in nature, often displaying extreme fluctuations.

b. Multi-Family Dwelling Units

From 1965 to 1976, 1,292 apartment type units were granted permits. During the sixties, apartments and condominium construction averaged 125 new units per year. Given the age distribution of the population, it is expected that this trend will continue if available sites can be found. As with single family units, construction is cyclical in nature often displaying extreme fluctuations.