NOVEMBER 12 UPDATE - STATUS UPDATE ON NOTICE OF APPEAL...
Notice of Appeal Filed
Save Gladwyne Village has now appealed the Zoning Officer’s preliminary approval of the proposed development of the Acme property. The notice of appeal identified numerous violations of the Zoning Code that the developer disregarded and the Zoning Officer overlooked. A copy of the appeal is available here and a distillation of those many defects is below.
First Defect – Exclusively Residential Use Above The First Floor
The Zoning Code states that “VC Districts are the small commercial areas that function as neighborhood or village centers, generally compact, walkable in scale, with local retail, and occasional residential uses above the first floor.” That language is definitional, not aspirational. And the proposal violates it, as the first floor is predominantly residential and the uses above the first floor are exclusively residential.
Second Defect – Predominantly Residential Use
Irrespective of whether the proposed building is deemed a “mixed-use commercial” property or “multi-family residential” property, the Zoning Code states that “[n]o single-use residential building shall be permitted.” The Zoning Code then defines a “single-use” building as one that is “occupied predominantly by one use.” In other words, a building will still qualify as an impermissible “single-use residential building” even if it includes some superficial commercial component. Here, the proposed building would be “predominantly” residential, as the second and third floors would be entirely residential and the first floor would principally support that residential use.
Third Defect – Disproportionate Height and Scale
The Architectural Standards that apply to Village Center Districts state that any new building “shall respect the integrity of the existing buildings of its district setting through consistency in location on the lot, scale, and materials.” They also state that, “in historic settings” like Gladwyne, “architectural designs shall maintain established building scale, proportions, and style, and architectural features shall be utilized to reduce new building mass and bulk that contrasts with the surrounding building scale.” Those property-specific scale restrictions are separate and distinct from the Zoning Code’s general district-wide floor and height restrictions. And the proposal violates them, as a monolithic three-story structure would be wildly out of scale for Gladwyne’s Village Center. Indeed, nothing comparable exists anywhere within the Village Center, much less within the immediate vicinity of the Acme property.
Fourth Defect – Nonexistent Greening Implements
The Greening Standards that apply to Village Center Districts require that buildings satisfy a certain quota of greening features that are calculated based on the property’s total frontage. Based on the Acme property’s total frontage, the proposal should have included at least 30 points worth of Category C greening implements such as gardens, water features, and courtyards. The proposal includes none of those features, let alone the total amount required by the Zoning Code.
Fifth Defect – Nonexistent Shade Trees
The Shade Tree Standards that apply to Village Center Districts state that “[s]hade trees shall be installed on both sides of all streets....” The proposal violates that requirement because it includes no shade trees whatsoever on either Youngs Ford Road or Conshohocken State Road.
Sixth Defect – Excessive Curb Cuts
The Parking Standards that apply to Village Center Districts state that “[l]ots over 40,000 square feet are permitted one curb cut for every 200 feet of frontage.” Because the proposed building would have less than 400 feet of total frontage, the Parking Standards allow only one curb cut. The proposed building would violate that restriction because it would have two curb cuts rather than one.
Seventh Defect – Inadequate Pedestrian Access
The Zoning Code requires that parking structures “shall have a separate pedestrian entrance.” The proposal violates that requirement because there is no separate pedestrian access to either the 46 residential parking spots or the 28 commercial parking spots. To the contrary, they could only be accessed by cutting through a lobby or an interior driveway.
Eighth Defect – Improper Ground-Floor Depth
Irrespective of whether the proposed building is deemed a “mixed-use commercial” property or “multi-family residential” property, the Zoning Code requires that the “depth of the space devoted to the ground floor commercial use shall be a minimum of 40 feet.” The proposed building would plainly violate that requirement.
* * *
If asked to illustrate what a Village Center is not supposed to be, one could hardly do better than this proposal. In point of fact it is precisely what the Zoning Code was meant to prevent: an overwhelmingly residential building that is uninterrupted in silhouette, unwalkable in design, and unsuitable in scale and style for a historic neighborhood that has managed to preserve its quaint character literally for centuries. The developer who proposed it and the official who approved it should both be embarrassed. We are proud to fight it and are confident that we will win.
NOVEMBER 1 UPDATE
The New 40’ tall Apartment Block in the Center Of Gladwyne
Yes, that is what is currently proposed by the Alterra Group, the potential new owner and developer of the old Acme Market Site.
This plan includes 34 residential units, and 2 token small, virtually unsaleable retail spaces shoved in next to the parking lot.
We were told by a Lower Merion Commissioner last night that they possibly could be approved for a building project of this size because it would be “economically profitable” for the owner and developer. This type of development plan does not fit in with the current zoning code, or adhere to the village center plan and language. It has absolutely no relationship to scale or aesthetics in the Gladwyne Village center and provides no real commercial options for a mid-size higher-end food market and/or a restaurant/pub.
The Myth of Commercial Viability on the Site:
We have been told time and again, last night by a Commissioner, that the site is not economically viable primarily for a food market. This is a myth mostly told by residential developers, in order to shift the approval process in their favor to build more residential units on what is essentially a commercial site. Here are the facts: The site was developed in the 1960’s as an A&P food market, rebranded as Super Fresh. For 50 years this site has had a successful food market serving the communities in and around Gladwyne. The recent retail actions have little or nothing to do with the actual site. The National parent company of Super Fresh brand was in a form of bankruptcy and sold all 17 Super Fresh markets off as an asset (nothing to do with the Gladwyne store). The national parent company of Acme markets bought the Super Fresh brand - to increase their local market share and decrease local market competition. The national parent company of Acme markets decided that the Gladwyne store was then redundant as the Narberth and Bryn Mawr Acme markets had recently undergone major renovations/rebuilds. This was a decision to drive more customers to fewer stores. Also, the parent company of Acme markets continued to pay their rent until the end of their lease term, even after the store had been closed. Thus making it almost impossible to have any other option for the site. Yes, the site has aged poorly and is now in disrepair. It is easy to see why no market would want to be in the current space. Again, this is exactly why the new proposed development must include a large new commercial space in order to attract potential new market or similar type tenants.
The Misnomer of the Perceived Land Value:
We are being told that the asking price of the property, set by the current owners, would essentially only be profitable to a developer if they could build a large residential building with limited commercial space. A commissioner told us in his own words at the Annual Meeting, that the development I presented as a site plan sketch, showing only 12 residential units with a larger +/- 20,000 sq. ft. retail/ commercial use space would “never be built” as it is not profitable to the owners/ developers. My site plan is in keeping with the Lower Merion zoning code for this site. The actual proposed development from the Alterra Group is not.
The codes says, and I am paraphrasing here: “Primarily commercial usage with occasional residential.” Thus the misnomer- the actual market value of this property is only worth what can be approved to be built on the lot. Not the other way around. There are zoning codes and parameters that must be met to develop the site. Why then are some commissioners willing to approve a project that bends if not breaks these codes to make the site profitable to private parties? There should be a defined minimum amount of square footage required for the commercial space and a maximum number of residential units that could be approved per the code and square footage of the site size. The perceived value of the property may need to be adjusted lower to reflect actual market value of developmental approval. Again, while we want all parties to be profitable, it is not the concern of the community or the township to ensure or encourage maximum profitability for any private development at the expense of the community and village center.
The Last Hope for the Village of Gladwyne:
If we do nothing as a community, the Village of Gladwyne with its small town charm is finished. A large scale primarily residential building will be built on the most important cornerstone piece of property in the Historic Village center. This development will also set a precedent for new potential future large scale residential developmental projects in the Center of Gladwyne. The new building will not only be an eye sore, but will be completely disconnected from the other buildings in the village center. We will have lost the opportunity to make the village a walkable, charming, cohesive collection of retail and commercial spaces that aesthetically connect the cross section of the village (Youngs Ford Road at Righter’s Mill Road). However, as a community, we have the power and voice to control our village center’s destiny.
I am encouraging us all to become engaged in this process and help to ensure that a smart, beneficial community asset is developed on this site
Do you have questions?
Do you want to get involved?
Email us at gladwynecivic@gmail.com
Notice of Appeal Filed
Save Gladwyne Village has now appealed the Zoning Officer’s preliminary approval of the proposed development of the Acme property. The notice of appeal identified numerous violations of the Zoning Code that the developer disregarded and the Zoning Officer overlooked. A copy of the appeal is available here and a distillation of those many defects is below.
First Defect – Exclusively Residential Use Above The First Floor
The Zoning Code states that “VC Districts are the small commercial areas that function as neighborhood or village centers, generally compact, walkable in scale, with local retail, and occasional residential uses above the first floor.” That language is definitional, not aspirational. And the proposal violates it, as the first floor is predominantly residential and the uses above the first floor are exclusively residential.
Second Defect – Predominantly Residential Use
Irrespective of whether the proposed building is deemed a “mixed-use commercial” property or “multi-family residential” property, the Zoning Code states that “[n]o single-use residential building shall be permitted.” The Zoning Code then defines a “single-use” building as one that is “occupied predominantly by one use.” In other words, a building will still qualify as an impermissible “single-use residential building” even if it includes some superficial commercial component. Here, the proposed building would be “predominantly” residential, as the second and third floors would be entirely residential and the first floor would principally support that residential use.
Third Defect – Disproportionate Height and Scale
The Architectural Standards that apply to Village Center Districts state that any new building “shall respect the integrity of the existing buildings of its district setting through consistency in location on the lot, scale, and materials.” They also state that, “in historic settings” like Gladwyne, “architectural designs shall maintain established building scale, proportions, and style, and architectural features shall be utilized to reduce new building mass and bulk that contrasts with the surrounding building scale.” Those property-specific scale restrictions are separate and distinct from the Zoning Code’s general district-wide floor and height restrictions. And the proposal violates them, as a monolithic three-story structure would be wildly out of scale for Gladwyne’s Village Center. Indeed, nothing comparable exists anywhere within the Village Center, much less within the immediate vicinity of the Acme property.
Fourth Defect – Nonexistent Greening Implements
The Greening Standards that apply to Village Center Districts require that buildings satisfy a certain quota of greening features that are calculated based on the property’s total frontage. Based on the Acme property’s total frontage, the proposal should have included at least 30 points worth of Category C greening implements such as gardens, water features, and courtyards. The proposal includes none of those features, let alone the total amount required by the Zoning Code.
Fifth Defect – Nonexistent Shade Trees
The Shade Tree Standards that apply to Village Center Districts state that “[s]hade trees shall be installed on both sides of all streets....” The proposal violates that requirement because it includes no shade trees whatsoever on either Youngs Ford Road or Conshohocken State Road.
Sixth Defect – Excessive Curb Cuts
The Parking Standards that apply to Village Center Districts state that “[l]ots over 40,000 square feet are permitted one curb cut for every 200 feet of frontage.” Because the proposed building would have less than 400 feet of total frontage, the Parking Standards allow only one curb cut. The proposed building would violate that restriction because it would have two curb cuts rather than one.
Seventh Defect – Inadequate Pedestrian Access
The Zoning Code requires that parking structures “shall have a separate pedestrian entrance.” The proposal violates that requirement because there is no separate pedestrian access to either the 46 residential parking spots or the 28 commercial parking spots. To the contrary, they could only be accessed by cutting through a lobby or an interior driveway.
Eighth Defect – Improper Ground-Floor Depth
Irrespective of whether the proposed building is deemed a “mixed-use commercial” property or “multi-family residential” property, the Zoning Code requires that the “depth of the space devoted to the ground floor commercial use shall be a minimum of 40 feet.” The proposed building would plainly violate that requirement.
* * *
If asked to illustrate what a Village Center is not supposed to be, one could hardly do better than this proposal. In point of fact it is precisely what the Zoning Code was meant to prevent: an overwhelmingly residential building that is uninterrupted in silhouette, unwalkable in design, and unsuitable in scale and style for a historic neighborhood that has managed to preserve its quaint character literally for centuries. The developer who proposed it and the official who approved it should both be embarrassed. We are proud to fight it and are confident that we will win.
NOVEMBER 1 UPDATE
The New 40’ tall Apartment Block in the Center Of Gladwyne
Yes, that is what is currently proposed by the Alterra Group, the potential new owner and developer of the old Acme Market Site.
This plan includes 34 residential units, and 2 token small, virtually unsaleable retail spaces shoved in next to the parking lot.
We were told by a Lower Merion Commissioner last night that they possibly could be approved for a building project of this size because it would be “economically profitable” for the owner and developer. This type of development plan does not fit in with the current zoning code, or adhere to the village center plan and language. It has absolutely no relationship to scale or aesthetics in the Gladwyne Village center and provides no real commercial options for a mid-size higher-end food market and/or a restaurant/pub.
The Myth of Commercial Viability on the Site:
We have been told time and again, last night by a Commissioner, that the site is not economically viable primarily for a food market. This is a myth mostly told by residential developers, in order to shift the approval process in their favor to build more residential units on what is essentially a commercial site. Here are the facts: The site was developed in the 1960’s as an A&P food market, rebranded as Super Fresh. For 50 years this site has had a successful food market serving the communities in and around Gladwyne. The recent retail actions have little or nothing to do with the actual site. The National parent company of Super Fresh brand was in a form of bankruptcy and sold all 17 Super Fresh markets off as an asset (nothing to do with the Gladwyne store). The national parent company of Acme markets bought the Super Fresh brand - to increase their local market share and decrease local market competition. The national parent company of Acme markets decided that the Gladwyne store was then redundant as the Narberth and Bryn Mawr Acme markets had recently undergone major renovations/rebuilds. This was a decision to drive more customers to fewer stores. Also, the parent company of Acme markets continued to pay their rent until the end of their lease term, even after the store had been closed. Thus making it almost impossible to have any other option for the site. Yes, the site has aged poorly and is now in disrepair. It is easy to see why no market would want to be in the current space. Again, this is exactly why the new proposed development must include a large new commercial space in order to attract potential new market or similar type tenants.
The Misnomer of the Perceived Land Value:
We are being told that the asking price of the property, set by the current owners, would essentially only be profitable to a developer if they could build a large residential building with limited commercial space. A commissioner told us in his own words at the Annual Meeting, that the development I presented as a site plan sketch, showing only 12 residential units with a larger +/- 20,000 sq. ft. retail/ commercial use space would “never be built” as it is not profitable to the owners/ developers. My site plan is in keeping with the Lower Merion zoning code for this site. The actual proposed development from the Alterra Group is not.
The codes says, and I am paraphrasing here: “Primarily commercial usage with occasional residential.” Thus the misnomer- the actual market value of this property is only worth what can be approved to be built on the lot. Not the other way around. There are zoning codes and parameters that must be met to develop the site. Why then are some commissioners willing to approve a project that bends if not breaks these codes to make the site profitable to private parties? There should be a defined minimum amount of square footage required for the commercial space and a maximum number of residential units that could be approved per the code and square footage of the site size. The perceived value of the property may need to be adjusted lower to reflect actual market value of developmental approval. Again, while we want all parties to be profitable, it is not the concern of the community or the township to ensure or encourage maximum profitability for any private development at the expense of the community and village center.
The Last Hope for the Village of Gladwyne:
If we do nothing as a community, the Village of Gladwyne with its small town charm is finished. A large scale primarily residential building will be built on the most important cornerstone piece of property in the Historic Village center. This development will also set a precedent for new potential future large scale residential developmental projects in the Center of Gladwyne. The new building will not only be an eye sore, but will be completely disconnected from the other buildings in the village center. We will have lost the opportunity to make the village a walkable, charming, cohesive collection of retail and commercial spaces that aesthetically connect the cross section of the village (Youngs Ford Road at Righter’s Mill Road). However, as a community, we have the power and voice to control our village center’s destiny.
I am encouraging us all to become engaged in this process and help to ensure that a smart, beneficial community asset is developed on this site
Do you have questions?
Do you want to get involved?
Email us at gladwynecivic@gmail.com
October 20 UPDATE
ACME Plan Submitted to the Township
Lower Merion’s Zoning Officer has issued a Preliminary Opinion approving plans to develop the Acme site at 1025 Youngs Ford Road. Those plans—which were submitted by Alterra Group—are attached.
The plans call for a three-story apartment building that would dwarf everything else in the village. It would offer less than 8,000 sf. of commercial space, which is less than one-third of the size of the Acme and attached real estate office. It would split that already limited commercial space up into separate units, which would be too small to attract the sort of market that our community is sorely lacking. It would include 34 apartment units on the second and third floors, which violates the zoning code’s command that buildings in village centers have only “occasional” residential uses above the first floor. And it would include no green space to enjoy while visiting the village center, which has become a critical component of village development projects across the country.
While most of us are excited to have some type of mixed use development on the outdated eye-sore that has been empty for 2 years, the resident surveys, townhall meetings and emails from residents have informed the civic that we would like to see mainly commercial with a small amount of residential in our village.
Listed on the National Register of Historic Places for decades, Gladwyne is a historic village that has long been known for its quaint character and welcoming people. Thanks to careful planning and preservation, it has retained a mixture of open space and historic housing and has achieved a harmony of scale and style that set it apart from other Main Line communities.
We have only 30 days to appeal the preliminary approval of the plan to the Zoning Hearing Board (ZHB). The Gladwyne Civic Association and the Save Gladwyne Village group have joined forces to raise money, retain counsel, and fight this proposal.
To support our cause, and help us fight for development in keeping with our historic village, please go to the How Can I Help page.
ACME Plan Submitted to the Township
Lower Merion’s Zoning Officer has issued a Preliminary Opinion approving plans to develop the Acme site at 1025 Youngs Ford Road. Those plans—which were submitted by Alterra Group—are attached.
The plans call for a three-story apartment building that would dwarf everything else in the village. It would offer less than 8,000 sf. of commercial space, which is less than one-third of the size of the Acme and attached real estate office. It would split that already limited commercial space up into separate units, which would be too small to attract the sort of market that our community is sorely lacking. It would include 34 apartment units on the second and third floors, which violates the zoning code’s command that buildings in village centers have only “occasional” residential uses above the first floor. And it would include no green space to enjoy while visiting the village center, which has become a critical component of village development projects across the country.
While most of us are excited to have some type of mixed use development on the outdated eye-sore that has been empty for 2 years, the resident surveys, townhall meetings and emails from residents have informed the civic that we would like to see mainly commercial with a small amount of residential in our village.
Listed on the National Register of Historic Places for decades, Gladwyne is a historic village that has long been known for its quaint character and welcoming people. Thanks to careful planning and preservation, it has retained a mixture of open space and historic housing and has achieved a harmony of scale and style that set it apart from other Main Line communities.
We have only 30 days to appeal the preliminary approval of the plan to the Zoning Hearing Board (ZHB). The Gladwyne Civic Association and the Save Gladwyne Village group have joined forces to raise money, retain counsel, and fight this proposal.
To support our cause, and help us fight for development in keeping with our historic village, please go to the How Can I Help page.
The plans above are what was submitted to the township for review.
The letter above is from the developer asking for an opinion on whether his plan fits our zoning. And the reply and opinion from the township is below. The applicant will still have to plead their case before the Zoning Hearing Board. This will be our time to be heard. To assist with costs, please see our How Can I Help page.
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Acme markets closed their store in Gladwyne
on February 16, 2019.
Latest News! Property under Agreement of Sale Per Gladwyne Civic Association
This Notice from Civic Association:
"Acme Property Update
We will be holding an open community meeting to discuss this topic on Tuesday, June 8th at 6:30 p.m. at the Gladwyne VFW, with all Gladwyne residents invited to attend.
Bring your own chairs. Light fare will be provided, along with a cash bar.
So far, this is the info we have as to the development of the Acme property:
- The Acme property (NOT including the Shell station) is under an Agreement of Sale with a developer.
- The Developer has NOT submitted an official plan to Lower Merion Township or any commissioner.
- The Developer has shared two preliminary concepts with a small group of Civic Directors. Neither of those concepts meets the Township’s Zoning requirements for a Village Center which can be found on the LMT website (click here).
- The Civic Association has not yet engaged in any official discussion of the concepts, nor has it taken any position with regard to them.
This meeting to be the first of several Civic workshops to create a Community Vision for our Village Center. In preparation we encourage you to familiarize yourself with 2016 Comprehensive Plan (click here) as well as the aforementioned zoning code. In this context please consider that, by design, a Village Center is meant to be a mixed use area that will likely include some residential component within what is primarily a commercial setting.
The operative portion of the code reads:
VC Districts are the small commercial areas that function as neighborhood or village centers, generally compact, walkable in scale, with local retail, and occasional residential uses above the first floor.
We are currently working with the Township to clarify what the allowable density can be on the property and other pertinent information."
History:
The community of Gladwyne was shocked to learn that Acme markets will be closing their store in Gladwyne on February 16, 2019. Members of the community attended a packed meeting held by the Gladwyne Civic Association at St. Christopher’s Church on January 22 to learn of the details.
The Civic Association’s leadership has been in touch with the corporate offices of Acme Markets and has been told that the Gladwyne store did not meet the economic goals set out by the national corporate office. It was explained that most Acme markets have 40,000 square ft. of retail space whereas the market in Gladwyne was handicapped by only having 20,000 square feet. While there were a number of rumors circulating around the community as to the reason why Acme was willing to abandon a long-term lease, it was made clear that this was purely a marketing decision at Acme corporate. Acme has commissioned a real estate broker to attempt to find a firm willing to take over their lease on the property. It was mentioned in the meeting that Acme is obligated to pay rent for the space, whether it is occupied or not, for at least a three year period.
There was great concern expressed at the meeting that since this property is zoned C-1. That specific zoning is the least restrictive of all the Townships zoning designations, and there are a wide range of uses that could meet the zoning requirements. Unfortunately, most of the permitted uses would be very detrimental to the village environment that the Civic Association and SVG have tried to protect.
In order to respond to questions from the public, the staff of the Township Building and Planning Departments compiled a short memo describing the property and what would be permitted under the existing zoning and then what would be permitted in the way of development under drafted proposed zoning. The Township has worked hard over the last year to develop a Comprehensive Plan for communities with the goal of developing and voting on a new zoning law by this July. The leadership of the Civic Association has worked closely with the Township during the development of this comprehensive plan and how the new zoning regulations could actually provide an opportunity to enhance the village culture.
Community members who are interested in supporting the effort to constructively influence how this property is redeveloped in the future would do well to attend civic association meetings and seriously consider becoming members of that organization. Save Gladwyne village wishes to support the civic association in their efforts and will follow these developments closely. Needless to say, this is a both a major threat as well as an opportunity for the village like atmosphere of Gladwyne.