Plans Presented to Restore Historic Odd Fellows Hall

After years of neglect, there are new plans for the historic Odd Fellows Hall property in Gladwyne.

Matthew and Sarah Doelger hope to repair and preserve the building and construct a rear addition to create three apartments, and the Lower Merion Zoning Hearing Board heard the case for two needed variances for the proposed project at its Thursday evening meeting.

Two three-bedroom, two-bathroom apartments would be split between the first and second floors, and a proposed third studio apartment on the third floor (formerly Odd Fellows Lodge) would be 1,090 square feet, which falls short of the 1,250-square-foot requirement for a new dwelling.

A new rear addition would also replace existing rear additions that are beyond repair. A variance would be needed to expand without complying with the 250-foot separation requirement between the nearest adjacent permitted uses.

Though not part of the appeal to the zoning board, the Doelgers would also want to subdivide the property into four lots; the three intended apartments and the cemetery adjacent to the building. The reason for this subdivision is so the three properties will be taxable and the cemetery will remain a nonprofit, said Gladwyne Civic Association President Karen Aydt at last Tuesday's monthly meeting. The Doelgers hope to earn enough rental income to maintain the cemetery, Aydt said, and the cemetery would be tied to the taxable properties by way of a deed restriction.

The deteriorating property at 320-324 Righters Mill Road has already been through three interested developers, Aydt said at the zoning hearing board meeting, and the township will become responsible if it is not repaired by someone soon. The Doelgers are the first developers that have agreed to be responsible for the cemetery, she said.

The Odd Fellows Hall and cemetery—which dates back to 1855 and contains several hundred graves of early and current Gladwyne residents—are ranked No. 3 on Lower Merion Conservancy's 2012 Preservation Watch List. It is also a Class 1 Historic Resource, which is the highest level of protection given to historic properties in Lower Merion Township.

Views at the meeting

Lower Merion's Historical Architectural Review Board is supportive of the preliminary plans and would be more involved and have formal review in a subsequent conditional use process before the township Board of Commissioners, said the Doelgers' architect.

Zoning Hearing Board Chairman Robert Fox questioned what hardships, besides economic, would require the variances, which presuppose a building is historic. He further asked whether it would be physically possible to create two three-story apartments rather than two two-story apartments and a third-story studio apartment.

The Doelgers' attorney George Broseman said that just because something is physically possible does not mean it is viable, and Fox emphasized he was trying to get the facts of the case so the board could better make a decision.

During public comment, several Righters Mill Road residents expressed concerns about density.

Brad Moser said he would prefer to see two apartments and, though he agreed with much of the applicants' testimony, said he had not seen a true hardship demonstrated that would warrant a variance.

"The center of Gladwyne is already congested," said Marian Pritchard. "I want to make sure that this change does not set a precedent that will increase density."

Though Pritchard said she commends the Doelgers for meeting with residents, she is concerned about the effect of added people and cars on the 19th century-style street.

Donna Lisle said she also would rather see two families work in the space.

"The proposed parking lot with six spots really does change the nature of the neighborhood," she said.

Broseman noted the arguments against the variance seemed to be about the third unit. He added they could still have the third unit if they made the unit bigger; they want to keep the unit as small as possible, he said.

Aydt and Jim Doran spoke in support of the two variances.

"This will be a benefit to the local community and township," Doran said. "This is only the first step in the approval process. Neighbors have, and will continue to have, input. The two variances should be granted."

What's next

Some civic members last week expressed concern about the civic's support of the preliminary plan, but Aydt emphasized the importance of a civic's support for the developers at a zoning hearing board meeting and noted the preliminary plans are not final; the Doelgers are interested in continuing conversations with community members, she added.

"It's part of the center of the village—it's a community issue," Aydt said at the civic.

The resolution was passed unanimously by the civic's board of directors; two abstained from the vote. (See the full text of the civic's resoultion in the attached PDF.) 

"It is an eyesore, and something needs to be done to the cemetery and the building," Aydt said of the property. "Three developers later, these are actual developers we've been able to work with."

Aydt noted nearby residents do have concerns about density and that the neighboring Gladwyne Methodist Church property, also a Class 1 Historic Property, is also for sale.

The two variances, if granted by the Zoning Hearing Board, are the first in a series of steps. The Doelgers' plan would also require a conditional use approval from the Lower Merion Township Board of Commissioners.

"We're seeking approval to go and ask for approval," Broseman said.

Clarification: A previous version of this article mischaracterized the historic classification of the Gladwyne Methodist Church; it is a Class 1 Historic Property.