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

All Times Are Approximate

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

PRELIMINARY AGENDA

  1. PRELIMINARY LAND DEVELOPMENT PLAN

    215, 221 & 225 Bala Avenue,

    BMW of the Main Line, Bala Cynwyd, Ward 9, SD# 3710.

  2. Applicant – Paul DiPiazza
    Property Owner - Main Line Real Properties II LP
    Applicant’s Representative – Mark S. Rhodes, Esquire, Rhodes Law Group, LLC

    Expiration Date – 4/2/2014 .................................................. Zoning – C 2

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Chester Valley Engineers, dated November 22, 2013 and architectural elevations prepared by Penney Design Group dated November 8, 2013 showing the demolition of the existing one story 13,765 square foot service building and the existing 3-story 8,262 square foot sales building; construction of a building with a 59,493 square foot footprint, which includes 27,655 square feet of sales and service uses, a 27,806 square foot, three level parking garage, and a 4,032 square foot carwash. Consolidation of all three properties is proposed. 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 Monday, March 3, 2014 the Planning Commission recommended approval subject to the following conditions.
    (Exhibit A)

    Sanitary Sewer Main:

    1. The applicant shall reconstruct the existing sewer line beneath the building as directed by the Township.
    2. The design and specifications of the sewer main located beneath the proposed building shall be in accordance with requirements set forth by the Township Engineer. The applicant shall be responsible for all maintenance and repair of the sewer line beneath the proposed building. The applicant shall provide a 30 foot easement to the Township and enter into an easement agreement with the Township for maintenance of this sewer line into future.

    Miscellaneous:

    1. The Final Plan shall show all required access easements.
    2. The Final Plan shall be consistent with the terms of the Land Swap Agreement between the applicant and the Township. Approval of this plan shall be subject to the Township’s final approval of the Land Swap Agreement.
      5. The applicant shall withdraw Tentative Sketch Plan application 3657 for 210 & 216 Bala Avenue upon final land development approval of this application.
      6. Public access shall be maintained for the temporary public parking lot and train platform in accordance with the approved construction schedule.

    Site Design:

    1. The back drop walls behind the three display vehicles shall be limited to 6’2” tall and 20’0” wide. Lighting for these vehicles shall be limited to recessed LED lighting in the ground.
    2. The applicant shall provide a lighting plan for the pocket park. Either pedestrian scaled street lights or bollard lights shall be provided along the path through the pocket park.
    3. The applicant shall provide a six foot wide path consisting of porous pavement that connects the main drive aisle into the site with the walkway leading to the train station for use by cyclists. The path shall be field located with Township staff. This would allow the applicant to reduce the width of the 8 feet pedestrian pathway to 5 feet. 
    4. Two bicycle racks shall be provided and shall be subject to the approval of Township staff. Bicycle racks shall be consistent with those along the Cynwyd Heritage Trail.
    5. The parking calculations for the dealership shall be approved by the Zoning officer.

    Architectural Elevations

    1. Both buildings shall be constructed substantially as shown on the architectural elevations prepared by Penney Design Group dated November 8, 2013 with exceptions of modifications required by these conditions of approval.
    2. The applicant shall screen all four sides of all mechanical units whether on the roof or on the ground. Any future at grade mechanical equipment shall be visually screened. 
    3. The mean grade of the structure shall be calculated and shown on the plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

    Signage:

    1. If feasible, the proposed monument sign shall either be reduced in height or a portion of the sign below the text shall be removed to reduce the overall scale of the sign. 
    2. The applicant shall provide signage to alert the public to the location of the pedestrian/bicycle walkway leading to and from the train station and the trail and to the location of all bicycle parking.

    Landscape Plan & Pocket Park Design:

    1. Unless a waiver is approved, two planted islands containing shrubs shall be provided in the rear parking areas. If provided, the islands shall have cuts in the curbing to allow for stormwater infiltration.
    2. One additional street tree shall be provided along Bala Avenue in front of the pocket park.
    3. The actual numbers of proposed plants in the pocket park shall be included on the landscape plan.
    4. The size of the planters for the proposed street trees along Bala Avenue shall be subject to the approval of Township staff.
    5. The removal of any shade trees in the right-of-way shall be subject to the approval of the Shade Tree Commission.
    6. Any pruning of the existing or proposed street trees shall be subject to the approval of the Township Arborist.
    7. The applicant shall maintain and replace at the Township’s request all landscaping proposed with this application.
    8. Shrubs in the pocket park shall be at least 24 inches tall per the Township Code. 
    9. Any required plant material that cannot be accommodated on site shall be provided to the Township for off-site planting. 
    10. The soil in the proposed planted areas shall be replaced or amended with organic material to make a sustainable planting medium. Structural soils shall be provided for all street trees.
    11. The lawn area at the rear of the site shall be replaced with deep rooted ornamental grasses and 18 inches of amended soils as directed by Township staff.
    12. A revised landscape plan complying with the applicable portions of the Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-141.7 and conditions herein and shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

    Site Operations:

    1. The dealership's hours of operation shall be restricted to Monday through Saturday from 7:00 a.m. to 8:00 p.m.
    2. Refuse and recycling pick-up shall begin no earlier than 7 a.m. and shall conclude no later than 9 p.m.
    3. All trash dumpsters and recycling containers shall be fully enclosed with a solid material and screened from view of residential properties.
    4. No delivery of vehicles via tractor trailers shall occur at the property or along Bala Avenue it being acknowledged that the applicant shall deliver vehicles to their facility on Rock Hill Road. No other delivery vehicles shall park on Bala Avenue.
    5. The barbed wire shall be removed from the cyclone fence adjacent to the railroad tracks if the fence is owned by or under the control of the applicant.
    6. Promotional materials, including streamers or balloons, etc. shall not be displayed on any cars, poles, or buildings on the site.
    7. There shall be no use of a public address or loudspeaker system on the site.

    Traffic, Internal Circulation & Pedestrian Access:

    1. The actual sight distance triangles shall be shown for the main driveway on sheet No. 2. The final configuration of the drive shall be subject to the approval of Traffic Safety Unit of the Lower Merion Police Department. 
    2. ADA pedestrian facilities shall be provided on the southeast corners of the intersection of Conshohocken State Road/Montgomery Avenue and Bala Avenue. This shall include (but not be limited to) high visibility pavement marking crosswalks and handicap ramps. As part of these modifications, the current Penn DOT approved condition diagram for this signalized intersection shall be updated.
    3. "No Parking" zones on either side of the site access driveway shall be established to provide adequate sight distance. The developer shall submit the necessary documentation for codification of the restrictions. “No Parking” signs shall be shown on the plan and installed as part of this project. 
    4. A painted stop bar and double yellow centerline striping shall be added to the exit drive to Bala Avenue and at the exit from the public portion of the lot.
    5. A Highway Occupancy Permit shall be obtained for work completed within the right of way. The Township shall be copied on all correspondence and be included in all meetings regarding the permitting/approval.
    6. A post development traffic study of the signalized intersections in the traffic study shall be performed. Optimization of signal timings shall be made as required/requested by the Township. The schedule for the post development study shall be approved by the Township Engineer.

    Stormwater Management & Erosion Control:

    1. The applicant shall investigate the feasibility of increasing the size of the seepage bed to recharge the volume of runoff from the proposed development roof area for the two (2) year storm. If it can be demonstrated to the satisfaction of the Township Engineer that it is not feasible to achieve this, then each of the following shall be provided:
      • Rainwater shall be collected from the roof for irrigation of on-site landscaping. The size, location and all details shall be submitted and shall be subject to the approval of the Township Engineer.
      • A structural/mechanical water quality BMP, such as a stormceptor or equivalent, which shall be subject to the approval of the Township.
    2. All roof drains shall be directly connected to any seepage bed where feasible or other acceptable BMP. Additional documentation shall be submitted that demonstrates the acceptability of the design. 
    3. The responsibility for the continued maintenance and operation of the stormwater facilities shall be the obligation of the property owner. This note shall be clearly indicated on the plan and included in the Deed. 
    4. It shall be demonstrated that there is a minimum depth of twenty-four (24”) inches between the bottom of any proposed seepage bed and the limiting zone. The design of any seepage beds may need to be adjusted depending upon soil parameters as directed by the Township Engineer. 
    5. Any seepage bed shall contain a sediment trap accessible for maintenance. 
    6. The size and number of perforations per linear foot of pipe shall be included in the seepage bed detail. Perforations shall not be less than five-sixteenths (5/16”) inch in diameter and provide an opening area not less than three and thirty-one hundredth (3.31) square inches per square foot of pipe surface.
    7. Seepage beds shall not receive runoff until the entire contributory area has been stabilized. This shall be clearly noted in the requested construction sequence.
    8. A description of how the requested mechanical water quality control facilities 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. Hydraulic grade lines shall be shown on the storm sewer profiles.
    10. A mechanical water quality structure shall be added to the eighteen (18”) inch storm sewer relocated on the property.
    11. The Certification attesting to the completeness of the design and compliance with Chapter 121 of the Lower Merion Code shall be signed on the plans. 
    12. The species of all trees on the property within twenty-five (25’) feet of disturbance shall be included on the plan.
    13. A full sequence of construction activities shall be provided on the plans. Installation of tree protection fence, silt fence and construction entrance, any temporary basin, seepage bed, roof collection and new storm sewers, relocation of sanitary/storm sewers and storm connections to the existing Township system shall be listed. Notification of the Township Engineer shall be listed in the sequence following installation of protective barriers and prior to earth disturbance. The demolition of the existing structures shall be listed. The sequence/timing for Phase 1 and 2 and the opening of the temporary public lot shall be detailed in the sequence. Notification of the Township Engineer for inspection shall be listed prior to installation of the seepage bed and piping. The anticipated start and completion dates shall be added to the sequence.
    14. No grading changes shall be shown within three (3’) feet of the property line to ensure transition to the grading on the adjoining property. This shall be clearly noted on the Grading and Utility Plan. 
    15. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit if disturbance exceeds one acre. 
    16. 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 noted to be provided as necessary and/or as directed by the Township to ensure acceptable conditions during the construction phase. 
    17. Stormwater structure SW 101 shall be provided in the profile between SW 100 and SW 102. This shall be included with inverts in and out shown. Adjustments to the slope of the storm sewer shall be made as required. 
    18. A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of any seepage bed, prior to the start of earthmoving activities and prior to the relocation of any storm or sanitary sewers.

    Demolition:

    1. Demolition and construction activities shall be limited to 8:00 a.m. to 6 p.m.
    2. The applicant shall submit a demolition plan with the Final Plan. The demolition plan shall indicate how dust and other air particles will be controlled, the procedure for demolishing the buildings and how the demolished building materials will be removed from the site. If asbestos or any other regulated hazardous material exists within the building, it shall be removed and certifications to that effect shall be filed with the Pennsylvania Department of Environmental Protection. Notice of demolition shall be provided by posting of the site at least seven days in advance of the proposed demolition. 
    3. During demolition of the existing structures the applicant shall ensure that the contractor takes appropriate measures to minimize dust at all times during active demolition. A hose or water truck shall be provided on site to spray the buildings during demolition.

    Construction Details:

    1. The proposed improvements shall be constructed in accordance with SEPTA and AREMA standards as applicable.
    2. The fill material and topsoil stockpile locations shall be provided on the plan.
    3. The trench/paving restoration detail shall be revised to be consistent with Township standards. The BCBC limits shall extend beyond the trench excavation by a minimum of one (1’) foot in addition to the wearing course extending to this location. 
    4. A certification by a civil engineer of the condition of any existing retaining walls to remain shall be provided. Any recommended improvements/repairs shall be made a condition of the permit issue.
    5. The full reveal and depressed granite curb detail shall be removed from the plans.
      68. The length of depressed curb and apron shall be indicated at the new driveway access location.
    6. Details of the concrete sidewalk shall be revised to conform to Township standards. A minimum concrete strength of 4,000 psi is required. 
    7. The construction entrance detail shall be modified to indicate placement of the crushed stone in the area between the start of the entrance and the curb line. Sidewalks shall be kept passable for pedestrians unless authorized for temporary closure by the Township. 
    8. The length of existing depressed curb to be raised to full reveal shall be clearly marked and dimensioned on the plan.
    9. Additional dimensions shall be added to the pocket park hardscape design to better define the limits.
    10. The size of the aggregate stone shall be specified in the detail for the concrete pedestrian walkway.

    Utilities:

    1. The location of all proposed utility services shall be clearly provided. The location of the underground electric service shall be clarified. The location of any water service to the carwash shall be provided.
    2. The termination of the force main shown on the property frontage shall be indicated. It shall be shown on the storm sewer profile between SW105 and SW106.
    3. The existing sanitary sewers shall be shown on the southern side of the property to within two hundred (200’) feet of the development. An easement width of thirty (30’) feet is required to be centered on the main through the property. The slope of the lines within this limit shall be provided. 
    4. The size and material of the existing storm sewer running on the west side of Bala Avenue shall be indicated. 
    5. The termination of the outlet pipe from the City No. 1 inlet at the northeast corner of the property shall be provided. 
    6. The location of the existing sanitary lateral shall be clearly shown for each served building.
    7. The size, material, and slope of the proposed sanitary laterals shall be revised to comply with Township specifications. A minimum slope of two (2%) percent for the laterals shall be provided. The lateral connection from the carwash shall be connected at another location. Structure manholes shall be used at changes in direction and at the connection to the main for the eight (8”) inch line.
    8. To the extent feasible the applicant shall bury any existing overhead wires servicing the applicant’s property.
    9. Planning Module approval or an approval for an Exemption shall be obtained from the City of Philadelphia and the DEP prior to recording the Final Plan.
    10. The existing inlet in Bala Avenue which will contain the relocated eighteen (18”) inch HDPE pipe shall be noted to be repaired/replaced as directed by the Township.
    11. Adequate water supply shall be documented for the development. A letter from Aqua Pennsylvania shall be submitted certifying adequate supply for the additional water demand.

    Standard Conditions of Approval:

    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.
    3. Interior parking lot, interior and exterior building and signage lighting, with the exception of security lighting, and lighting on the upper levels of the parking garage shall be powered down after business hours and powered up before business hours to the greatest extent practical to reduce the off-site transmission of light to surrounding residences in keeping with applicable obligations to the health, safety and welfare of employees and invitees.
    4. The applicant shall utilize the services of an architectural salvage or deconstruction company, to recycle building materials on the existing structures, including but not limited to concrete, stone, brick, and wood. Architectural details such as windows and interior and exterior details including but not limited to fixtures and any wood, glass and metalwork of quality and good condition shall be salvaged. The applicant shall provide documentation to planning staff indicating how this condition will be met.
    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. Revisions to the plan shall address the Township Engineer’s January 27, 2014 review letter. 
    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. 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.
    9. 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. 
    10. 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). 
    11. 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. 
    12. 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. 
    13. The property owner(s) shall comply with all federal, state, county and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    In addition, the Planning Commission recommended approval of the following waivers:

    • Natural Features Code Section 101-9.A.1, to not provide up to 116 of the required deciduous trees with the final number to worked out with staff as the plan is redesigned;
    • Natural Features Code Section 101-9.A.1, to allow some of the required evergreen trees to be planted on adjacent properties with the final number to worked out with staff as the plan is redesigned;
    • A partial waiver of Natural Features Code Section 101-9.A.1, to allow ornamental grasses to count as some of the required deciduous and evergreen shrubs;
    • Natural Features Code Section 101-9B.2, to not provide two planted islands in the rear surface parking area.
    • Stormwater Management & Erosion Control Code Section 121-5.B.4.A, to not consider the pre-development conditions as meadow for all rate control analysis.

    Since the Planning Commission recommended approval of the above Stormwater Management & Erosion Control Code waiver, the following stormwater related waivers are no longer necessary:

    PUBLIC COMMENT

  3. TENTATIVE SKETCH PLAN

    311 E Lancaster Avenue,

    Audi of Wynnewood, Wynnewood, Ward 5, SD# 3712.

  4. Expiration Date – 3/28/2014 ............................................... Zoning – C 1

    Applicant – Fred Fromhold, Esquire, Fromhold Jaffe and Adams
    Property Owner – Romill Associates, LP
    Applicant’s Representative – Fred B. Fromhold, Esquire, Fromhold Jaffe and Adams

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Site Engineering Concepts, LLC, dated February 10, 2014, showing the demolition of the existing 13,290 square foot former Main Line Times building and construction of a 16,044 square foot building to be used as an automobile sales and service building. The plan also proposes the installation of a stormwater management seepage bed and an 8’ foot wide sidewalk. The following conditions shall be complied with on the Preliminary Plan. On Monday, March 3, 2014 the Planning Commission recommended approval subject to the following conditions:

    Traffic, Circulation & Parking:

    1. The applicant shall consider and implement one of the following: one-way circulation through the site, closing the exit-only driveway or creating a combined full access driveway with the abutting property. 
    2. The exit drive on the western side of the development shall be shifted to the east to eliminate the encroachment onto the adjacent property at 305 Lancaster Avenue. Adjustments may be further required following the results of the traffic study.
    3. If one-way circulation is provided, the parking spaces on the eastern side of the property shall be converted to angled spaces. If ninety (90) degree parking remains then the parking spaces shall be shifted to provide stacking for a minimum of two (2) cars (i.e., 38’) at the entrance prior to the start of the parking spaces. 
    4. A traffic study shall be submitted with the Preliminary Plan that fully evaluates the following.
      • The proposed driveway access to Lancaster Avenue.
      • A trip generation analysis considering the existing and proposed use.
      • The level of service of the drives.
      • The effect of the development on adjacent existing driveways.
      • A peak hour gap study for drives where a left turn exiting movement is intended.
      • Turn restrictions shall be made if required for safe operation.
    5. The applicant shall contact the Township Engineer’s Office to determine the intersections on Lancaster Avenue that shall be evaluated with regard to traffic impact from the proposed development to include but not be limited to Old Wynnewood Road and Church Road.
    6. The applicant shall work with the Township and Penn DOT to install highly visible and attractive crosswalks across the two curb cuts.
    7. If determined necessary by the Zoning Officer, the required parking shall be marked to designate employee and customer parking from vehicle inventory spaces.
    8. The width of the proposed curb cuts shall not exceed thirty-six (36’) feet unless a waiver is granted at Preliminary Plan.
    9. The ADA parking spaces shall be located adjacent to an entrance to the building.
    10. Sidewalks shall be constructed across driveways at grade without ramps.
    11. A stop bar and sign shall be indicated on the plan at the exit to Lancaster Avenue.
    12. A full reveal and depressed curb detail shall be provided on the Preliminary Plan. The length of depressed curb for the new driveways and the curb to be raised to full reveal shall be dimensioned on the plan. 
    13. A Penn DOT Highway Occupancy Permit shall be obtained for the driveway, curb, sidewalk and any storm sewer or utility work proposed within the right-of-way of Lancaster Avenue.
    14. Manuverability diagrams for truck and emergency vehicles shall be provided and shall demonstrate safe movements. 
    15. A signage and pavement marking plan shall be included with the Preliminary Plan. Direction and control of vehicle movement shall be documented which will include “Do-Not-Enter”, “One-Way” and “Stop” signs where appropriate.
    16. The sight distance for the final location of the exit drive shall be shown on the plan. New drive locations shall meet the desirable sight distance as specified by Penn DOT. Design protection shall be provided during construction for pedestrians crossing the proposed driveways and any utility work areas via the public sidewalk. The final drive configuration/locations shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department. These items shall be fully evaluated with the Preliminary Plan.

    Architectural Elevations:

    1. Elevations of all sides of the proposed building, including a list of materials, shall be submitted with the Preliminary Plan.
    2. The applicant shall consider providing one of the following on the proposed building: a pedestrian entrance along E. Lancaster Avenue, an entrance that wraps the building corner, or articulation along the primary front façade facing E. Lancaster Avenue.
    3. The mean grade of the structure shall be calculated and shown on the plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application. This shall be submitted with the Preliminary Plan.

    Landscape Plan:

    1. A landscape plan complying with Natural Features Code Sections 101-9, 101-5B and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.
    2. The landscape plan shall include elements from the Greening Standards in Subdivision & Land Development Code Section 135-41.1, such as planter boxes and/or benches. 
    3. The applicant shall provide a water source within the landscaped area. 
    4. A combination of landscaping and a structural element, such as a low wall or hedge, shall be provided along the street frontage to differentiate the streetscape from the surface parking area. 
    5. The applicant shall provide a fence and/or landscaping to buffer the views from adjacent residential properties and from the train. 
    6. The applicant shall provide salt tolerant plantings, such as low ornamental grasses, in the 5’ green area between the street and sidewalk.

    Loading, Noise & Trash Disposal Areas:

    1. The applicant shall submit information with the Preliminary Plan regarding how deliveries to the site will occur as well as the hours that deliveries and trash removal will occur.
    2. If in the future the applicant no longer occupies the property at 319-325 E. Lancaster Avenue, the delivery of all vehicles via car carriers or tractor trailers shall occur off-site. Auto carriers shall not off-load on Lancaster Avenue. If a loading area is not provided on-site then the delivery of all parts and service equipment shall occur within the building.
    3. A trash area/enclosure and any loading area shall be clearly indicated and shall not interfere with traffic circulation or reduce the number of parking spaces below the required number.

    Utilities:

    1. A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to approving the Final Plan.

    Stormwater Management:

    1. At a minimum, the increased volume of stormwater generated by the proposed development for the twenty five (25) year storm shall be recharged. Meadow cover condition shall be used as the base line for determining the volume. Calculations documenting this shall be submitted with the Preliminary Plan.
    2. In addition to the twenty-five (25) year recharge requirement, the calculations shall demonstrate that the Rev Infiltration volume requirements have been met for all impervious surface shown on the site. This shall be evaluated with the Preliminary Plan.
    3. All roof drains shall be directly connected to a seepage bed.
    4. Field tests such as double ring infiltrometer or hydraulic conductivity tests shall be performed at the level of the soil infiltration to demonstrate adequate design parameters. Complete test reports shall be submitted. The location of each test shall be indicated on the plan. This shall be submitted with the Preliminary Plan. 
    5. A minimum depth of twenty-four (24”) inches between the bottom of the proposed seepage bed and the limiting zone shall be demonstrated. Soil tests shall be submitted with the Preliminary Plan as required to demonstrate compliance. 
    6. The seepage bed shall be demonstrated to empty the Rev volume within four (4) days. Calculations demonstrating this shall be submitted with the Preliminary Plan.
    7. The water quality volume (WQv) shall be calculated and demonstrated to be sufficient for the design.
    8. All seepage beds shall contain a sediment trap accessible for maintenance. The areas to be directed into the stormwater facility shall be shown on the Tentative Sketch Plan in concept and detailed on the Preliminary Plan.
    9. The distance from the proposed stormwater areas and the structures shall be dimensioned on the plan. Adequate separation between the system and footings shall be provided. 
    10. Seepage beds shall not receive runoff until the entire contributory area has been stabilized as approved by the Township Engineer. A temporary basin shall be designed and the location shown on the Tentative Sketch Plan. 
    11. The Cn number for the pre-development conditions on the site shall be considered as meadow for all rate and volume control analysis. This shall be fully evaluated with the Preliminary Plan. 
    12. The limits of disturbance and the amount of square feet of earth disturbance shall be listed on the Preliminary Plan.
    13. Drainage area maps for the during construction analysis, the permanent facility analysis and for qualification of the existing storm sewer system shall be provided with calculations and submitted with the Preliminary Plan. 
    14. The seepage beds shall be designed to empty the total design storm volume needed for peak rate control in twenty-four (24) hours or less. Calculations verifying this shall be submitted with the Preliminary Plan. 
    15. 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. The plan shall be presented in recordable form as a covenant running with the land and shall be approved by the Township Solicitor prior to recording the Final Plan.
    16. A sequence of construction activities shall be submitted with the Preliminary Plan. Installation of silt fence, a temporary basin, seepage bed, roof collection system, and any connection to the existing storm sewer shall be listed. Notification of the Township Engineer shall be listed in the sequence following installation of protective barriers and prior to earth disturbance. The demolition of the existing structures shall be listed. Notification of the Township Engineer for inspection shall be listed prior to installation of the seepage bed and piping.
    17. No grading changes shall be shown within three (3’) feet of the property line in order to ensure transition to the grading on the adjoining property unless approval for such changes is obtained from the adjoining owner. Adequately designed retaining walls shall be constructed where acceptable grade transition cannot be provided.
    18. The runoff crossing to the adjacent properties during the construction phase of the project shall be managed so that the water quality/quantity does not adversely impact the adjacent properties. Diversion berms, stoned construction staging areas, and inlets/piping shall be provided to ensure acceptable conditions during the construction phase. This shall be evaluated with the Preliminary Plan.
    19. Proposed drainage patterns shall be clearly shown. Areas proposed to be directed to the basin shall be conceptually shown on the plan. The overflow connections to the existing storm system shall be provided.
    20. The location of the during construction stormwater system shall be provided. The location shall not interfere with the constructability of the project.

    Construction Details:

    1. Erosion control measures shall be provided with the Preliminary Plan. The proposed construction access location shall be indicated. Details that conform to Township standards shall be shown. Certification attesting to the completeness shall be provided on the Erosion Control Plan.
    2. A soil stockpile location shall be provided with the Preliminary Plan.
    3. Concrete aprons shall be clearly shown for both drives and labeled on the plan. Details of the concrete apron and sidewalk shall be provided with the Preliminary Plan. Details shall conform to Township standards.
    4. Clarification of what is being proposed at the eastern property line shall be provided. Curbing or another existing/proposed barrier shall be shown and labeled on the plan. This shall include the parking stripping alternative shown on the plan. Wheel stops shall be provided for parking spaces on the eastern side of the lot to keep vehicles from projecting over the property line if an alternate barrier will not be provided.

    Standard Plan Conditions:

    1. Existing structures within 200 feet of the tract shall be fully shown in a plan view. 
    2. Concrete road control monuments or other approved monumentation shall be installed at the right-of-way at the intersection of each property line and at all changes in direction where feasible as directed by the Township Engineer.

    Standard Conditions of Approval:

    1. The applicant shall meet with the Fire Department to discuss how emergency access to the site will be accommodated.
    2. Maneuverability of fire trucks and delivery/service vehicles shall be fully evaluated with the Preliminary Plan.
    3. “No Parking by Order of the Fire Marshal” signs shall be placed as directed by the Chief Fire Officer/Fire Marshal. Centerline markings for the access driveways shall be shown. A stop bar and sign shall be indicated on the plan at appropriate locations within the parking lot. A pavement marking and signage plan shall be submitted with the Preliminary Plan.
    4. A lighting plan shall be submitted with the Preliminary Plan. The location, luminaire type, wattage, pole height and illumination patterns shall be indicated. The lighting shall be designed to reduce the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. The plan shall also address these same issues with respect to the applicant’s adjoining operations. 
    5. Revisions to the plan shall address the Township Engineer’s February 17, 2014 review letter. 
    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. Approval of this Tentative Sketch Plan does not ensure that the developer or the owner can ultimately develop the property as shown on the plan. The proposed development’s compliance with various Township ordinances, including but not limited to the Natural Features Conservation Code shall not be determined until the applicant submits a Preliminary Plan for Township approval.
    8. The Preliminary Plan, complying with all applicable conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of approval by the Board of Commissioners.
    9. The owner shall 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. 
    10. 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. 
    11. The property owner(s) shall comply with all applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.

    In addition the applicant withdrew his request for the following waiver:

    • Subdivision & Land Development Code Section 135-26, to exceed the 36 foot maximum width for the eastern most curb cut on E. Lancaster Avenue.

    PUBLIC COMMENT

  5. PRELIMINARY LAND DEVELOPMENT PLAN

    100 St Georges Road,

    Ardmore, YMCA, Ward 5, LD# 3697.

  6. Expiration Date – 3/31/2014 ............................................ Zoning – R 7

    Applicant – Kent Silvers, Vice President, Provco Cornerstone Ardmore, LP
    Property Owner – Provco Cornerstone Ardmore, LP
    Applicant’s Representative – Ross Weiss, Esquire, Cozen O’Connor

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Momenee & Associates, Inc. dated November 15, 2013, last revised February 14, 2014, showing the demolition of the existing building and construction of a four-story apartment building with a 21,502 square foot footprint, containing 31 units. The project includes two stormwater management systems and parking for 63 vehicles in a garage beneath the building and seven surface parking spaces. 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 Monday, March 3, 2014 the Planning Commission recommended approval subject to the following conditions:

    Site Amenities/Architectural Elevations:

    1. The building shall be constructed substantially as shown on the architectural elevations prepared by Bernardon, Haber Holloway Architects, PC presented to the Planning Commission on March 3, 2014.
    2. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application based on the mean grade provided on the plans.
    3. The applicant shall provide bicycle racks both within the garage and at the exterior of the building. The applicant shall work with staff to determine appropriate exterior locations. 
    4. New mechanical equipment shall be screened both visually on all sides whether on the roof or on the ground. The screening shall be approved by the Township.

    Streetscape:

    1. The applicant shall relocate the utility pole to the turf grass area of the public gathering space.
    2. The applicant shall work with the Township on the final design of the proposed public gathering space.
    3. The public gathering space shall be shown on the site plan.
    4. The applicant shall confer with SEPTA to determine whether the existing bus stop can be relocated to the proposed public gathering space.
    5. Each segment of proposed sidewalk shall continue through to the intersection of Montgomery Avenue and St. Georges Road as required by Township Code. The pavers may remain but cannot be part of the required four foot wide sidewalk.

    Landscape Plan:

    1. An additional eight (8) street trees shall be provided. The applicant shall work with staff to select appropriate species given the presence of overhead wires.
    2. The applicant shall work with staff to locate the proposed street trees as close to the street as feasible given the location of the utility poles.
    3. The applicant shall work with staff to redesign the landscaping along the rear property boundary to allow for more light and air circulation and diversity in plant species.
    4. The removal of shade trees in the right-of-way shall be subject to the approval of the Shade Tree Commission.
    5. A revised landscape plan complying with the applicable portions of the Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-141.7 and conditions herein and shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

    Recreation Area:

    1. The applicant shall pay the required recreation fee of $2,500 per unit as required by Subdivision Code Section 135-50.1 with the submission of a building permit.

    Traffic, Parking & Access:

    1. The applicant shall investigate left turn restrictions during peak hours for St. Georges Road. A post development traffic study shall be conducted to verify the assumptions used in evaluating the proposed conditions based on actual future conditions and use. Adjustments to any turn restrictions required by the original investigation shall be made following the post development investigation. 
    2. Placement of “No Parking by Order of the Fire Marshal” signs shall be shown on the plan as directed by the Chief Fire Officer.
    3. A detail of the proposed crosswalk shall be provided. ADA requirements for the handicap ramps shall be met.
    4. A Township Highway Occupancy Permit shall be obtained for the access/egress drives on St. Georges Road.
    5. Maintenance access to the site shall not occur from the sidewalk on Montgomery Avenue. An alternate access location shall be investigated.

      Steep Slopes:

      1. The applicant shall document to the satisfaction of the Township Engineer that the slopes exceeding 25% in which grading is proposed are man-made. If the applicant is unable to document this to the satisfaction of the Township Engineer than no grading shall be permitted in slopes exceeding 25%.

      Stormwater Management:

      1. The size and number of perforations per linear foot of pipe shall be included in the seepage bed detail.
      2. An access and maintenance easement that is of sufficient width to provide access and egress from a public right-of-way shall be provided for water quality structures. Clarification of the limits and dimensions of the easement near the Stormceptor units shall be provided on the plan. The width of the centerline, storm sewer easement for the thirty-six (36”) inch RCP that passes through the property shall be increased to twenty (20’) feet. Approval from the Township for any encroachment into the easement shall be obtained. Encroachment agreements shall be created/executed as necessary. Any required agreement shall be subject to the approval of the Township Solicitor.
      3. A twenty (20’) foot wide centerline easement shall be created over the twenty-four (24”) inch HDPE pipe and existing vault structure. The line shall be shifted to eliminate any encroachments.
      4. A description of how the water quality units (Stormceptor) 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.
      5. Certification from the design engineer shall be submitted following cleaning/preparation of stormwater facility No. 2 for permanent stormwater management control.
      6. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit.
      7. 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.
      8. The soil hydrologic classification Type B shall be provided on sheet No. 5 of the plan set to be consistent with the calculations provided.
      9. The location of the connection of the fifteen (15”) inch DIP shown directed into the property from St. Georges Road shall be shown to its termination connection to a storm sewer.
      10. A detail for the conversion of an inlet to a manhole type structure shall be provided for the thirty-six (36”) inch RCP on the west side of the building.

      Utilities & Trash:

      1. A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan.
      2. Adequate water supply shall be documented for the development. A letter from Aqua Pennsylvania shall be submitted certifying adequate supply for the additional usage.
      3. Easements with metes and bounds shall be provided for all storm and sanitary sewers passing through the property. Access width shall be adequate for maintenance/service. Easements for the sanitary sewer mains shall be thirty (30’) feet from the centerline to the main.
      4. Trash shall be stored inside the garage and wheeled out on collection days. Trash collection shall occur between the hours of 7 a.m. and 7 p.m., Monday through Friday.

      Construction:

      1. A detail of the retaining wall shall be provided. Calculations shall be provided for wall heights exceeding four (4’) feet. 
      2. A certification by a civil engineer of the condition of the existing retaining walls along the property line that are to remain shall be provided. Any recommended improvements/repairs shall be made a condition of the permit issue. A post-construction evaluation of the wall shall also be provided.

      Standard Plan Conditions:

      1. Subject to approval from Penn DOT, the sidewalks along Montgomery Avenue shall remain open during construction. During active construction abutting the Montgomery Avenue sidewalk, structural scaffolding may be required to comply with this condition. 
      2. The applicant shall submit a demolition plan with the Final Plan. The demolition plan shall indicate how dust and other air particles will be controlled, the procedure for demolishing the building and how the demolished building materials will be removed from the site. If asbestos or any other regulated hazardous material exists within the building, it shall be removed and certifications to that effect shall be filed with the Pennsylvania Department of Environmental Protection. 
      3. During demolition of the existing building the applicant shall ensure that the contractor takes appropriate measures to minimize dust at all times during active demolition. A hose shall be provided on site to spray the building during demolition.
      4. The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing building including but not limited to stone, brick, and wood. Architectural details such as windows and interior and exterior details including but not limited to fixtures and any wood, glass and metalwork of quality and good condition shall be salvaged. The applicant shall provide documentation to Planning staff indicating how this condition will be met.

      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. 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 building permits for each house to be constructed or for any common outdoor lighting. 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. 
      3. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1. 
      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 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. Revisions to the plan shall address the Township Engineer’s February 21, 2014 review letter.
      7. 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.
      8. The Final Plan, complying with all applicable conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of approval by the Board of Commissioners. 
      9. The owner shall 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. 
      10. 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. 
      11. The property owner(s) shall comply with all applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.

      The Planning Commission recommended approval of the following waivers:

      • Natural Features Code Section 101-5C(2b), to allow grading and building construction in slopes exceeding twenty-five percent.
      • Subdivision & Land Development Code Section 135-26, to exceed the 36 foot maximum width for the curb cuts.

      PUBLIC COMMENT

    1. ESCROW RELEASES

    2. Consider for recommendation to the Board approval of the release of funds held in escrow as Improvement Guarantees in accordance with Section 135-5 of the Township Code for (Exhibit B):

        2046 Old Gulph Road
        Two-lot subdivision
        Escrow Release no. 2, Final -- $25,024.00

        601 N Ithan Avenue
        Beaumont at Bryn Mawr
        Escrow Release no. 1 -- $53,658.00

        PUBLIC COMMENT

      1. HISTORICAL COMMISSION

        • Consider for recommendation to the Board a proposal to construct a pool house that will be attached to the eastern end of a later addition to the existing house and construct a pool at 503 Waldron Park Drive, Gray Range, Class 2, Haverford, 2014-R-02. An existing garage that dates to the 1970s will be demolished and replaced with a new garage.

        • On Monday, February 24, 2014 the Historical Commission recommended approval subject to the submission of annotated drawings including all materials.

        PUBLIC COMMENT

      2. SAINT CHARLES BORROMEO SEMINARY UPDATE

      3. Staff will provide an update on the status of this property.

        PUBLIC COMMENT

      4. PEDESTRIAN LIGHTING ALONG E WYNNEWOOD ROAD – TIME PERMITTING

      5. Consider for recommendation to the Board a determination as to whether the Township should pay the costs to maintain and operate the pedestrian street lighting that will be installed along E. Wynnewood Road as part of the redevelopment of the properties located at 1, 3, 5, 7, 23, 29, 31, 33, 37 and 39 E Wynnewood Road, Wynnewood, Ward 5.
        (Exhibit C)

        PUBLIC COMMENT

      6. UPCOMING ADVISORY BOARD MEMBER TERM EXPIRATIONS

        • Planning Commission - Alan S. Ritterband, 2/2014. This concludes his second term.
        • Planning Commission – Marc D. Vitale, 2/2014. This concludes his first term but he is not seeking reappointment.
        • Planning Commission - Brian O’Leary, 2/2014. This concludes his second term.
        • Planning Commission – Charles B. Howland, 2/2014. This concludes his second term.
        • HARB – Philip E. Franks, 3/2014. This concludes his second term.
        • EAC – Joseph Fruedenberg. Resigned effective January 31, 2014.
        • Historical Commission, Christian Busch, 4/2014. This concludes his second term.
        • Historical Commission, Michael James, 4/2014. This concludes his first term.

        PUBLIC COMMENT

         

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