Narberth planning commission debates letting denser housing and easing parking, height rules in 4A district

Adam Kron, chair of the Narberth Planning Commission, led an extended Jan. 5 discussion of proposed changes to the borough’s 4A zoning district aimed at making it easier to build smaller and denser housing near downtown. Commissioners debated permitting row houses and cottages, loosening driveway rules and revisiting how height is calculated on sloped parcels so previously permitted projects could be reapproved.

The conversation followed a county planning update that said staff will circulate a draft zoning recodification and a memo of structural and language changes around Jan. 19. The county representative described the rewrite as mostly organizational — adding missing definitions and clarifying intent — and said the borough manager advised a “repeal-and-replace” ordinance rather than enumerating a long list of discrete amendments.

Commissioners focused most of their attention on the 4A collar around downtown. Kron described the district’s mix of single-family homes, twins and small apartment buildings and pointed to two parcels in particular: a large vacant lot where a former Baptist church once stood and the rear parcel behind the bank, both of which commissioners expect could see development. “We need to use our parcels wisely, and we should be putting the density next to the railroad and next to the downtown,” Kron said.

Members said technical zoning rules now make some denser projects unfeasible on sloped lots because height is measured using a perimeter-average method that reduces allowable building height. Commissioners asked staff to investigate restoring the prior measurement method or otherwise changing borough-wide rules so a building placed on the high point of a sloping lot can take advantage of the slope to tuck parking under the structure.

On specific code changes, the group signaled agreement on several items that staff will include in the draft: allowing two-way driveways and rear parking configurations in 4A so existing apartment buildings become conforming; permitting row houses and smaller cottage typologies to add housing choices; and reconsidering visitor-parking requirements. Kron reported a working consensus to allow row houses, while several members noted that parking remains the primary constraint for increasing unit counts on small lots.

Commissioner discussion also explored alternatives to rewriting the entire 4A district for a handful of unusual parcels. Several members suggested using a site-specific tool — such as a planned unit development or TMD/TND overlay — to address nonstandard lots instead of changing district-wide rules that would apply everywhere.

The commission scheduled an open house to present the draft recodification and solicit public feedback on Feb. 26 at 6 p.m.; staff and commissioners volunteered to prepare graphics and materials. The county representative said the draft and a memo of changes will be provided to members by Jan. 19 for review.

Next steps: staff will circulate the draft recodification and a memo on Jan. 19, the commission will refine recommendations (including parking and height-measurement options), and the commission will present materials and receive public comment at the Feb. 26 open house.