Montgomery County · Lower Merion · MCPC #24-0256-002
55 Ardmore Ave
55 Ardmore Avenue, Lower Merion, PA · 48 homes, senior living · 0.91 acres
About this project
HumanGood proposes a four-story apartment building with 48 units for residents aged 62 and older on Ardmore Avenue in Lower Merion, north of School Lane, as an expansion of the neighboring Ardmore House. It would sit on the site of an existing township parking lot and share a driveway with the existing building, with 34 parking spaces plus 7 spaces for township permit parking. The county planning commission generally supports the plan but raised a few zoning items.
County planning commission: Supports, with comments
Issues raised: No replacement trees proposed for removed viable trees, Shared driveway wider than the 12 ft limit (existing condition), Bicycle parking below the minimum requirement
- Applicant
- HumanGood
- Engineer / rep.
- Cornerstone Consulting Engineers & Design Services, Inc.
- Zoning
- MDR2
- Approvals needed
- preliminary land development approval, waivers
- Demolition
- existing township parking lot
Filing history
- 2025-03-17 · MCPC #24-0256-002 · Land Dev Plan, Prelim Plan · 48 homes
- 2024-11-21 · MCPC #24-0256-001 · Land Dev Plan, Sketch Plan · 48 homes
County review letters
2024-11-21 · LMERI 24-0256-001r.pdf
2025-03-17 · LMERI 24-0256-002r.pdf
The full picture AI research · Nov 1, 2026
HumanGood, a nonprofit senior-housing provider, is building Ardmore House II. It is a four-story apartment building with 48 one-bedroom homes for people aged 62 and older. It expands the existing Ardmore House on Ardmore Avenue in Lower Merion, north of School Lane.
The county records say it sits on a township parking lot, shares a driveway with the current building, and has 34 parking spaces plus 7 for township permit parking. The site is 0.91 acres.
News coverage shows the project has moved past planning. Construction began in fall 2025, and the builder reported the structure topped out in April 2026. The homes are described as affordable for lower-income seniors, and applications are expected to open before opening. Completion is expected by the end of 2026. No opposition was found.
What it could mean nearby
- Adds 48 affordable homes for older residents in Ardmore, close to the existing Ardmore House.
- Replaces a township parking lot. The plan keeps 7 permit spaces for the township and adds 34 spaces for the building.
- Shares one driveway with the existing building, so access stays concentrated at a single point on Ardmore Avenue.
- Housing for seniors usually generates less school-age and rush-hour traffic than family housing, though the records give no traffic study.
Where it stands
Construction is under way. The county filing dates from March 2025, and the building was framed and topped out by April 2026. Next come interior finishing, inspections and a move-in period, with completion expected by the end of 2026.
- Apr 13, 2026 Builder reported the building topped out, with framing complete
- Oct 2025 News report said construction had started the month before and completion was targeted before the end of 2026
- Mar 17, 2025 Latest county planning filing; county planning commission generally supportive with a few zoning comments
Want to weigh in? Approvals appear to be complete, so there is little left to comment on. Questions can go to Lower Merion Township, which handles permits and inspections.
Who's behind it
HumanGood · HumanGood is a nonprofit that provides senior housing and services, including a similar affordable senior building in Philadelphia's Port Richmond neighborhood.
Around the web
- Harkins Tops Out Ardmore House IIHarkins Builders · Apr 13, 2026The builder reported the framing was complete and the 48 one-bedroom senior homes were being closed in.
- Seniors will soon be able to find affordable housing in this affluent Pennsylvania neighborhoodCBS News Philadelphia · Oct 29, 2025Reported the groundbreaking, a $20 million cost, 48 affordable units for seniors 62 and older, and completion expected by the end of 2026.
Planning terms explained
- Topping out
- A construction milestone when the building's structure reaches its full height.
- Affordable housing
- Homes with rents set for people whose income falls below a certain level.
- County planning commission review
- The county gives advisory comments on a plan, but the township makes the final decision.
- Permit parking
- Spaces set aside for drivers who hold a township parking permit.
Researched by AI from public sources on Nov 1, 2026. It can make mistakes, so check the linked sources and the municipality before relying on it.
Scope estimate for contractors
Estimated construction value: $10.8M
- ~240 roofing squares
- ~48 HVAC systems
- ~48 kitchens / 96+ bathrooms
- ~43,200 sq ft of finished living space
- Underground stormwater infiltration basin
- Surface parking lot with site lighting
- Internal pedestrian pathways and landscaping
- Rooftop condensing units behind parapet screening
- At-grade emergency generator and electrical transformer
- 6 ft privacy fence along property line
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