Planning Division

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Mission

The Township's Planning Department provides a high level of service and maintains absolute integrity and honesty assuring customers of the Department's commitment to safety, sound planning, promotion of economic development opportunities and the quality of life issues. Promote and protect the public health, safety and welfare throughout the coordinated and practical development of the Township as outlined in the Zoning Code. partner with Township residents and the development and commercial business community to encourage development that protects the aestetic character of the community and balances the changing needs in a comprehensive manner that culminates in the safe and timely completion of construction and development projects.

Responsibilities:

(include but are not limited to)

  • Implementing comprehensive building & planning goals and land use policies by preparing recommendations for amendments to Township Codes.
  • Developing and overseeing long range comprensive planning efforts. Evaluating and developing Township land use policies for recommendation to the Board of Commissioners.
  • Reviewing subdivision, land development and Conditional Use applications according to Township Codes within legal time limits. Facilitating coordination with Commissioners, Township Engineer, staff applicants and their representatives, and neighborhood groups. Negotiating  solutions to development issues and providing recommendations to the various advisory boards and the Board of Commissioners.
  • Ensuring that Conditions of Approval imposed on zoning, subdivision, land development and Conditional Use applications are met.
  • Coordinating with the Township Engineer's office to review traffic and transportation proposals for subdivisions and land development proposals.
  • Maintaining and analyzing demographic, census, and land use statistics.
  • Preserving community character through open space, streetscape and historic preservation efforts.
  • Implementing and managing Township approved redevelopment plans including the Ardmore Transit Center Plan, the Bryn Mawr Master Plan, Bala avenue and City Avenue Streetscape Plans, Rock Hill Road/Belmont Avenue Transportation Service Area (TSA) and City Avenue TSA.

Categories

Building & Planning Committee (Special)

Note: TIME CHANGE

Co-Chairs: Commissioners Elizabeth S. Rogan & Philip S. Rosenzweig 
Vice-Chairs: Commissioners George T. Manos & Daniel S. Bernheim 

SPECIAL AGENDA

  1. PRELIMINARY LAND DEVELOPMENT PLAN
    815 Yarrow Street, Haffner Hall, Bryn Mawr College,

    Bryn Mawr, Ward 10, SD# 3709.
    Expiration Date – 2/2/2014 ................................. Zoning – R 2

  2. Applicant – George W. Broseman, Esquire, Kaplin Stewart
    Property Owner – Bryn Mawr College
    Applicant’s Representative – George W. Broseman, Esquire, Kaplin Stewart

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Site Engineering Concepts, LLC, dated October 30, 2013, last revised December 13, 2013, showing the demolition of a portion of the existing building totaling 8,023 square feet, construction of an addition to the portion of the existing building to remain totaling 9,480 square feet, installation of an underground stormwater management infiltration basin, and alteration of various existing walkways and construction of new walkways. The following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. On Thursday, January 16, 2014 the Planning Commission recommended approval subject to the following conditions:

    Zoning Hearing Board:

    1. The plan shall comply with the Zoning Hearing Board decision and any conditions, if applicable.

    Access & Circulation:

    1. The applicant shall provide an additional bicycle rack.
    2. The applicant shall investigate providing crosswalks across the access driveways adjacent to the proposed building addition.
    3. A crosswalk of high durability pavement marking material shall be added across Yarrow Street in front of the project area to the handicap ramp on the opposite side. Stop bars shall be added at the appropriate distance behind the crosswalks at the intersection.
    4. The existing portion of sidewalk on the north side of N. Merion Avenue that is opposite the walkway on the south side shown to be removed shall also be removed.
    5. The crosswalk on the south side of N. Merion Avenue shall be shifted closer to the intersection of Yarrow Street as determined through coordination with Township staff and/or the Traffic Safety Unit of the Township Police Department.
    6. All full reveal, depressed, and other granite curb details shall be compatible with Township design standards. The depth of granite curb shall be sixteen (16”) inches.
    7. A detail of the proposed crosswalk shall be provided and shall comply with Township standards. A high durability pavement marking material shall be specified.
    8. The location of all traffic and parking control signage shall be added to the plan. Clarification of the “Do Not Enter” signs on each access to the drive shall be performed.
    9. “No Parking by Order of the Fire Marshal” signs shall be added as required by the Chief Fire Officer/Fire Marshal.

    Architectural Elevations:

    1. The building shall be constructed substantially as shown on the architectural elevations prepared by Atkin Olshin Schade Architects submitted December 4, 2013.
    2. The final annotated building elevations shall be reviewed by staff. 
    3. The applicant shall return to the Historical Commission if staff determines that the architectural elevations are incomplete or inadequate.
    4. The rooftop mechanical equipment shall be visually screened on all four sides.
    5. The stair tread and riser dimensions as well as the railing design and height shall meet Township building code standards. The final design shall be approved prior to issuance of any construction permits.

    Landscaping & Site Design:

    1. The applicant shall submit a revised tree survey. If the tree survey indicates that additional plant material is required then the applicant shall work with Township staff to determine the best location for the plant material. 
    2. Required street trees shall be planted along both street frontages at a minimum thirty (30’) feet on center.
    3. All woody vegetation to be retained within twenty-five (25’) feet of a building site or disturbed area shall be protected from equipment damage by fencing placed at the driplines. Since the tree protection fence has not been shown at the driplines of all trees to remain, the Township Arborist shall approve the location of the tree protection fence shown on the plan.
    4. Should any trees not scheduled or permitted to be removed be irreparably damaged during construction and die within eighteen (18) months of the conclusion of construction activities, those trees will be required to be replaced in accordance with the provision of Section 101-9A(2). Escrow shall be posted to guarantee the survival of the impacted trees until the allotted time has expired.
    5. A landscape plan complying with applicable Natural Features Code Sections 101-9 and 101-5B, Zoning Code Section 155-167.4 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted to the Township. The plan shall be approved by the Township Arborist and Planning staff prior to recording the Final Plan.

    Stormwater Management:

    1. In order to satisfy the standards for ground water recharge and water quality and to compensate for the added impervious surface plus 2,700 square feet of new porous paving, the seepage bed shall be increased in size to recharge the volume of runoff from the entire roof area of the proposed building.
    2. All roof drains shall be directly connected to the seepage bed where feasible. The location, size, material and slope of all roof rainwater collection pipes shall be shown on the plan. 
    3. The responsibility for the continued maintenance and operation of the seepage bed and storm piping shall be the obligation of the property owner. This note shall be clearly indicated on the plan. 
    4. The seepage bed detail shall be a minimum of ten (10’) feet from any basement wall. 
    5. The size and number of perforations per linear foot of pipe shall be included in the seepage bed detail. Perforations shall provide an opening area not less than three and thirty-one hundredth (3.31) square inches per square foot of pipe surface.
    6. Seepage beds shall not receive runoff until the entire contributory area has been stabilized. This shall be clearly stated in the construction sequence.
    7. Structures shall be used where abrupt changes are made in storm sewer alignment. The piping location of all rainwater collection pipes shall be clearly shown on the plan and the location of the cleanouts/structures shall be indicated.
    8. The size and species of trees on the property within twenty-five (25’) feet of disturbance shall be included on the plan.
    9. Additional detail is required in the sequence of construction activities. Demolition of the structures and impervious surfaces shall be listed prior to full stripping of topsoil. Notification of the Township Engineer shall be listed in the sequence following installation of protective barriers and prior to demolition and other earth disturbance. 
    10. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District if the final amount of disturbed area exceeds one acre.
    11. The runoff crossing to the adjacent properties during the construction phase of the project shall be managed so that the water quality/quantity impact is minimized to the adjacent properties. Stoned construction staging areas and additional inlets/piping shall be provided as necessary and/or directed by the Township to ensure acceptable conditions during the construction phase. 
    12. The cleanout specified to be installed at the change in direction of the new storm conveyance line to the western-most inlet in the stormwater basin shall be revised to be a 2’ x 2’ inlet. The invert elevations shall be specified. A detail of the existing inlet to be reused in this line shall be provided to document that it is adequate for the proposed piping design. Invert elevations shall be provided.
    13. Calculations shall be provided qualifying the new conveyance lines from the roof area and inlets. A minimum diameter of eight (8”) inches shall be specified for all storm sewers conveying runoff from inlets. 
    14. The runoff from the existing roof and other areas to the existing storm manhole (labeled MH No. 2) shall be fully directed into the proposed seepage bed. The fifteen (15”) inch CMP currently shown by-passing the seepage bed shall be sealed at the manhole. A separate perforated collection pipe shall be shown in the seepage bed and shall convey runoff exceeding the capacity of the seepage bed to the fifteen (15”) inch CMP sewer. A structure shall be added at the junction. 
    15. All inlets in non-paved areas shall be graded in a twelve (12”) inch sump condition in order to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading. 
    16. Type M inlets shall be specified in the plan views and details for the structures within the proposed seepage bed. The detail for a Type M inlet shown on the plan shall be modified to correspond with Township standards. 
    17. Existing and proposed inlets within the project area shall be numbered on the plan for reference. 
    18. The 2’ x 2’ inlet detail shall be clarified on the plan. Wall and bottom thickness shall be indicated. Reinforcing shall be specified. 
    19. Dimensions of the porous and impervious walkways and landing areas shall be fully dimensioned on the plans sufficient for construction, inspection and verification of final impervious/porous cover. 
    20. AASHTO No. 3 stone shall be specified for the recharge aggregate in the porous pavement detail. The size stone for the aggregate to be placed over the recharge stone material shall be specified on the detail. The bottom of the porous walkways should be constructed level. The bottom shall be stepped as required to meet the requested criterion.

    Construction:

    1. A fill material soil stockpile location shall be provided.

    Utilities:

    1. The existing sanitary sewers and manholes shall be shown to the south to within two hundred (200’) feet of the project area.
    2. All existing utility service locations shall be shown. 
    3. The size, material and slope of any storm piping in the project area and to within 100 feet shall be shown in order to fully evaluate the storm sewer additions/modifications relative to capacity and function. Any and all pipes/inlets that are not to be functioning in the final design shall be clearly marked to be abandoned.
    4. The size and material of the existing sanitary lateral shall be shown.
    5. The location, size, material, and slope of any proposed sanitary lateral shall be shown. 
    6. The location of any proposed utility services shall be provided.

    Standard Plan Items:

    1. The soil hydrologic classification shall be listed on sheet No. 2 as Type B for reference. 
    2. The driplines of trees on the lot in the area of construction activity shall be clearly shown on the plan.
    3. The actual sight distance triangles shall be shown for each driveway in the project area. It shall be demonstrated that the existing drive provides the minimum safe stopping distance required by Penn DOT Publication Title 67, Chapter 441 or as approved by the Traffic Safety Unit of the Lower Merion Police Department. Calculations shall be provided as necessary. It shall be noted what improvements are necessary to be performed to achieve minimum safe stopping distance. The Traffic Safety Unit of the Lower Merion Police Department shall approve the final drive condition.
    4. Concrete road control monuments shall be installed at the right-of-way at all changes in direction within 200 feet of the project area as directed by the Township Engineer. 
    5. A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan or an indemnity approved by the Township Solicitor shall be provided.

    Lighting:

    1. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any permits. The location, luminaire type, wattage, means of control and pole height shall be indicated. Lighting shall be designed to minimize the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. Exterior luminaires shall be full cut-off unless it can be demonstrated that cut-off luminaires are more appropriate and will result in less off-site light trespass.
    2. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.

    Standard Conditions of Approval:

    1. If required by a Township Public Safety Agency, all new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communications systems at the exterior of the building. 
    2. Revisions to the plan shall address the Township Engineer’s December 26, 2013 review letter except to the extent modified in the conditions. 
    3. Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of a Certificate of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant. 
    4. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm). 
    5. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission. 
    6. The Final Plan, complying with all conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval. 
    7. The owner will make payment of fees and expenses of the Township’s professional consultants who perform services on behalf of the Township with respect to these plans and the work contemplated thereunder and will establish and maintain with the Township those escrows for the payment of such fees required by Township Code. Owner agrees that any statement from the Township for such fees which remain unpaid for a period of 30 days may be recorded against the property as a municipal lien.
    8. The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of
      presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled.
    9. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    The Planning Commission recommended approval of the following waivers:

    • Subdivision & Land Development Code Section 135-19.B.8, to not provide a traffic impact study.
    • A partial waiver from Natural Features Code Section 101-9A, to reduce the number of evergreen shrubs as designated on the landscape plan.

    PUBLIC COMMENT

  3. PRELIMINARY LAND DEVELOPMENT PLAN
    325 Tower Lane, Welsh Valley Middle School,

    Narberth, Ward 3, SD# 3707.
    Expiration Date – 4/3/2013 ............................... Zoning – R 1/R 2

  4. Applicant – Victor Orlando, Business Manager, Lower Merion School District
    Property Owner – Lower Merion School District
    Applicant’s Representative – Fred B. Fromhold, Esquire, Fromhold Jaffe & Adams

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Chester Valley Engineers, Inc., dated December 2, 2013, last revised December 16, 2013,
    showing the consolidation of the school and adjacent church property at 1200 Hagys Ford Road into one parcel and the construction of a 14,351 square foot classroom addition and a 1,486 square foot lobby addition. The existing rectory building and tennis courts will be removed and a multi-purpose field will be constructed on the church property. The following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. On Thursday, January 16, 2014 the Planning Commission recommended approval subject to the following conditions:

    Access & Circulation:

    1. Additional vehicular traffic controls, including striped islands, at the end of the parking rows at the drive aisles, are required in the converted church parking lot. Stop bars shall be installed at each end of the center parking aisle. The four (4”) inch white pavement marking in this aisle shall be a double yellow line to designate two-way traffic movement. 
    2. All traffic entering the converted church parking lot from Hagys Ford Road shall be directed by signage and pavement markings to the easternmost parking aisle.
    3. Maneuverability diagrams shall be provided to demonstrate adequate layout and geometry of the designed drive aisles and access points.
    4. The vehicle queue operation of the proposed arrangements for student pick-up in the traffic study shall be marked on a scaled plan that shows all aisles and parking stalls. 
    5. A post-development analysis of the signalized intersection of Hagys Ford Road and Conshohocken State Road shall be performed. The signal timings shall be optimized for maximum efficiency if determined to be necessary after reaching enrollment capacity as directed by the Township Engineer. 
    6. The actual sight distance triangles shall be shown for each driveway. It shall be demonstrated that the existing drives provide the minimum safe stopping distance required by Penn DOT Publication Title 67, Chapter 441. Calculations shall be provided as necessary. It shall be noted what improvements are necessary to achieve minimum safe stopping distance. The final drive configuration shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department. 
    7. Sidewalks shall be carried across the drives at grade. 
    8. An Encroachment Agreement indemnifying the Township against liability for the retaining walls located in the right of way shall be provided by the applicant. The Township Solicitor shall approve the language in the Agreement.
    9. The applicant shall provide a walkway from the steps between the two properties to the field to reduce potential vehicular/pedestrian conflicts. 
    10. The applicant shall investigate providing an accessible walkway from the sidewalk on Tower Lane or Hagys Ford Road to the multi-purpose field. 
    11. The proposed sidewalk shall be extended to the edge of the northernmost curb cut on Hagys Ford Road.
    12. Installation of Sidewalk Option 1 (4’ foot sidewalk and 4’ foot grass strip) on the remaining portion of Hagys Ford Road shall be installed with this project along with street trees as required by the Township Code. [If the Building & Planning Committee does not support the installation of the sidewalk and street trees with this project, the Planning Commission alternatively recommended that the applicant be permitted to install a path that would serve as a sidewalk until such time as a permanent sidewalk is installed. If this alternative is chosen then the permanent sidewalk shall be installed within five (5) years from the date of this approval.]
    13. Installation of a four foot wide sidewalk along the remaining portion of Tower Lane shall be installed at such time as required by Township staff. Street trees and other improvements shall be installed in a manner that will not interfere with the future installation of the sidewalk.

    Landscaping & Site Design:

    1. The applicant shall work with staff to prepare a final landscape plan which addresses the planting requirements resulting from the partial waiver of Natural Features Code Section 101-9A. The revised landscape plan shall concentrate required plant material at the entrance along Hagys Ford Road by Flat Rock Road and along Tower Lane.
    2. Within six months of the completion of the project, the applicant will work with staff to explore concepts which might enhance landscaping along the perimeter of the campus in the area of the former church property. 
    3. If in the future a scoreboard or lighting is installed at the field, the applicant shall submit plans to staff for review to determine that the improvements are sufficiently screened from adjacent residential properties.
    4. The proposed buffer around the field shall be revised to include a mix of plant material.
    5. The applicant shall develop a plan to create and maintain a cleaner edge for the existing woodland along Hagys Ford Road that includes the removal of dead plant material and vines as determined by Township staff.
    6. The proposed street trees on the bend in Hagys Ford Road shall be shifted if and as required so as to not interfere with the required sight distance. 
    7. The landscape plan shall be revised to comply with conditions herein, Natural Features Code Sections 101-9 and 101-5B and Zoning Code Section 155-167.7 and shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan. 
    8. Wooded lot calculations shall be provided on the Overall Conservation Inventory Plans for the existing lots. The total number of trees removed for the proposed construction shall also be indicated.
    9. The chain link fence located along Hagys Ford Road and the chain link fence between the existing school and church property (between Tower Lane and the stairway linking the existing school parking lot and the converted church parking lot) shall be removed.

    Stormwater Management:

    1. The applicant shall investigate replacing the existing terra cotta pipe with a vegetative swale.
    2. The applicant shall explore providing one additional Type C inlet along Hagys Ford Road adjacent to the church building to aid in the runoff of stormwater as directed by the Township Engineer.
    3. The “under roof” phase of the during construction analysis shall be revised to consider the ninety (90%) percent release rate provision.
    4. All roof drains shall be shown to directly connect to the seepage bed. The location of the drains from the proposed addition shall be clearly shown and labeled on the plans.
    5. Seepage beds shall be designed to empty the total design storm volume in ninety-six (96) hours or less. Calculations documenting compliance shall be included in the stormwater analysis.
    6. Additional observation ports shall be provided within stormwater basin No. 1.
    7. A sediment trap shall be included for all drainage into seepage bed No. 1 and a trap shall be shown for inlet No. SW103 and structure SW102.
    8. A description of how the permanent stormwater control facility will be operated and maintained shall be submitted by the design engineer. The frequency of inspection and the contact information for the party responsible for the operation and maintenance of the facility shall be listed.
    9. Seepage beds shall not receive runoff until the entire drainage area contributory to the infiltration BMP has achieved final stabilization. The Township Engineer’s office shall be contacted to obtain approval prior to the removal of temporary erosion control measures and the during construction basin. 
    10. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit. 
    11. The runoff crossing to the adjacent properties during the construction phase of the project shall be managed so that the water quality/quantity impact is minimized to the adjacent properties. Diversion berms, stoned construction staging areas, and inlets/piping shall be provided as necessary and/or directed by the Township to ensure acceptable conditions during the construction phase. 
    12. Calculations shall be provided to demonstrate that the total post development outflow from the stormwater basin does not cause stormwater to increase surcharge at the existing inlet in Hagys Ford Road. Calculations shall be provided to document that the existing system provides sufficient capacity to handle the stormwater flows from the proposed basin. The hydraulic gradient shall be shown on the stormwater profiles. 
    13. Calculations shall be provided to demonstrate that there is sufficient capacity in the existing fifteen (15”) inch RCP that crosses Hagys Ford Road for the additional flow collected from the field drainage. The hydraulic gradient shall be shown on the stormwater profiles. 
    14. The CN value computations for the during construction and post construction calculations shall be consistent for the methodology used in the respective analysis.\
    15. The drainage areas for the pre-developed and construction phase conditions shall match the analysis.
    16. An inlet drainage area map shall be provided so that the pipe capacity calculations can be verified.
    17. Existing drain lines in the area of the proposed addition shall be shown to the termination/outflow location. All piping diameters shall be labeled.
    18. All proposed inlets in non-paved areas shall be graded in a sump condition that is satisfactory to the Township Engineer to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading. Adequate grade changes around the four (4) inlets adjacent to the multi-purpose field shall be performed to better direct runoff into the storm system.
    19. The labels to the inflow structure for stormwater basin No. 1 shall be clarified on the detail plan view. 
    20. AASHTO No. 1 stone shall be used for the recharge stone for stormwater system No. 1. AASHTO 57 stone may be specified in the detail for the placement of the inlet and control structures and for setting the thirty-six (36”) inch HCMP.
    21. The detail provided on the plans for the temporary basin shall match the outlet structure analyzed in the calculations for the “Under Roof” phase condition.
    22. A cleanout stake shall be provided and shown on the detail of the during construction basin.

    Construction:

    1. A certification by a civil engineer of the condition of the existing retaining walls to remain shall be provided. Any recommended improvements/repairs shall be made a condition of Final Plan approval.
    2. Depressed granite curb and concrete apron shall be indicated at the Hagys Ford Road driveway access location to the converted church parking area. The dimension of depressed granite curb proposed (i.e. 60’) shall be provided on the “Layout and Geometry Plan”, sheet 7C.
    3. Details of a concrete apron shall be provided. Details shall conform to Township standards.

    Utilities:

    1. Clarification regarding the existing sanitary lateral vent and line in the area of the proposed addition shall be provided. If it is to be relocated, the new line and vent location shall be clearly noted and shown. The demolition plan shall be coordinated with the proposed dispensation.

    Standard Plan Items:

    1. The soil hydrologic classification shall be provided on sheet 4A of the plans.

    Lighting:

    1. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any permits. The location, luminaire type, wattage, means of control and pole height shall be indicated. Lighting shall be designed to minimize the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. Exterior luminaires shall be full cut-off unless it can be demonstrated that cut-off luminaires are more appropriate and will result in less off-site light trespass. The plan shall also comply with Chapter 105-21, Outdoor lighting directing light onto residential properties.
    2. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.

    Standard Conditions of Approval:

    1. Concrete road control monuments shall be installed at the right-of-way at the intersection of each property line and at all changes in direction as directed by the Township Engineer.
    2. If required by a Township Public Safety Agency, all new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communications systems at the exterior of the building. 
    3. Revisions to the plan shall address the Township Engineer’s December 26, 2013 review letter except to the extent modified in the conditions.
    4. Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of a Certificate of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant.
    5. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm).
    6. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission.
    7. The Final Plan, complying with all conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval. 
    8. The owner will make payment of fees and expenses of the Township’s professional consultants who perform services on behalf of the Township with respect to these
      plans and the work contemplated thereunder and will establish and maintain with the Township those escrows for the payment of such fees required by Township Code. Owner agrees that any statement from the Township for such fees which remain unpaid for a period of 30 days may be recorded against the property as a municipal lien.
    9. The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled.
    10. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    The Planning Commission recommended approval of the following waivers:

    • Subdivision & Land Development Code Section 135-26, to exceed the 36 foot maximum width for the curb cuts on Hagys Ford Road.
    • Natural Features Code Section 101-5.C.2. & 101-5.C.2.B, to allow grading within a twenty-five (25%) percent slope and to not minimize the disturbance of slopes exceeding 15%.
    • A partial waiver of Natural Features Code Section 101-9.A to allow substitutions within the required plant types to include the use of deciduous and evergreen trees to meet up to 75% of the deciduous and evergreen shrub requirements.
    • A partial waiver of Subdivision & Land Development Code Section 135-30 and of Natural Features Code Section 101-10D to provide an alternative landscape design of eleven native flowering trees and six deciduous trees in lieu of three shade trees within the Hagys Ford Road bus circle island as shown on sheet LP-1 of the landscape plan prepared by Glackin Thomas Panzak dated December 2, 2013 last revised December 16, 2013.
    • A partial waiver of Stormwater Management and Erosion Control Code Section 121-6H to not show species of trees being removed or within twenty-five feet of disturbed areas. 
    • Stormwater Management & Erosion Control Code Section 121-4E.2.c to allow the seepage bed to empty in 96 hours or less.
    • Subdivision & Land Development Code Section 135-17.A.1 to allow the title plan to be drafted at a scale of 1”=100’.

    PUBLIC COMMENT

  5. APPOINTMENT TO THE PLANNING COMMISSION

  6. Consider for recommendation to the Board appointing Richard Pasquier to the Planning Commission for a four year term, such term to expire 1/2018.

    PUBLIC COMMENT

  7. APPOINTMENT TO THE HISTORICAL COMMISSION

  8. Consider for recommendation to the Board appointing Bruce Gillespie to the Historical Commission for a four year term, such term to expire 1/2019.

    PUBLIC COMMENT

  9. COMPREHENSIVE PLAN COMPENDIUM

  10. Staff will provide an update on the Compendium and the Comprehensive Plan Update process.
    (Exhibit A)

    PUBLIC COMMENT

 

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