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 

FINAL AGENDA

  1. PRELIMINARY LAND DEVELOPMENT PLAN
    24 Cricket Avenue,
    Ardmore, Cricket Lot #4, Ward 4, LD# 3717.

    Applicant – Joshua Weingram, Dranoff Properties
    Property Owner – Lower Merion Township
    Applicant’s Representative – Ross Weiss, Esquire, Cozen O’Connor

    Expiration Date – 5/4/2014 ................................ Zoning – MUST/ASDD-1

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Bohler Engineering dated January 13, 2014, last revised March 21, 2014, showing the construction of a mixed use building with a 40,700 square foot footprint containing approximately 8,300 square feet of ground level retail space and 121 upper level one and two bedroom residential units in a total of eight stories and a three story attached parking structure containing 126 below and above grade parking spaces dedicated to the residential units and 172 at and above grade interior public parking spaces. The plan also proposes the construction of 13 exterior public parking spaces along the rear and perimeter of the site and a loading area adjacent to Cricket Avenue. 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. The Planning Commission recommended approval subject to the following conditions:

    Site Amenities/Architectural Elevations:

    1. The proposed building shall be constructed substantially as shown on the architectural elevations prepared by Cope Linder Architects, dated March 21, 2014, with the exception of changes required to comply with the MUST Design Standards.
    2. Prior to the issuance of any building permits, the developer shall submit architectural elevations which comply with the MUST design standards.
    3. The mean grade of the structure shall be calculated and shown on the Grading Plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.
    4. The developer shall work with staff to incorporate the use of awnings and signage on the first floor retail and ensure that the materials of each relate to the surrounding commercial area.
    5. The plans shall list the height of the building.
    6. The developer shall continue to work with staff to minimize the appearance of the loading dock from the public view shed along Cricket Avenue and to ensure that it is properly integrated into the architecture of the proposed building, including providing retail quality ceiling fixtures within the loading dock and selecting appropriate materials for the door.
    7. The developer shall work with staff to mitigate the visual impact of recycling and refuse collection from adjacent neighbors by locating pickup to the interior of the site. Refuse and recycling collection shall occur between the hours of 7 a.m. and 7 p.m., Monday through Friday.
    8. The developer shall provide a minimum of 41 bicycle parking spaces. Bicycle racks shall also be provided at the exterior of the building. The developer shall work with staff on the quantity, placement, and design of the proposed exterior bike racks.
      9. Details of the stamped asphalt shall be provided and shall be subject to the approval of the Township.
    9. The sidewalk along Cricket Avenue shall comply with the Ardmore Streetscape Standards as directed by Township staff.
    10. New mechanical equipment shall be screened visually on all sides whether on the roof or on the ground. The screening shall be approved by the Township.

    Traffic, Parking & Access:

    1. The developer shall provide a crosswalk across Cricket Avenue at Cricket Terrace subject to the approval of the Township Engineer and Planning staff. 
    2. The actual sight distance triangles shall be shown for the loading dock driveway and the West Athens Avenue driveway. It shall be demonstrated that all the drives provide the minimum safe stopping distance required by Penn DOT Publication Title 67, Chapter 441. A speed study and supporting calculations shall be provided. The Traffic Safety Unit of the Lower Merion Police Department shall approve the final drive locations/configurations.
    3. Increased radii and depressed curb openings shall be provided for the curb cuts and return radii of the driveway fronting Cricket Avenue. All radii shall be dimensioned at the driveways. 
    4. On-street parking restrictions in the vicinity of the proposed/existing drive access locations shall be clearly delineated on the plans. The extent of any restrictions shall be determined by the maneuverability diagrams and required sight distances necessary for the safe and efficient movement of traffic. Parking restriction signage shall be provided on the plan. Documentation for codification of the restrictions shall be supplied by the developer. 
    5. A pavement marking and signage plan shall be provided. Stop signs and bars shall be shown at the exit drives of the garage. “Do-Not-Enter”, “Right-Turn-Only”, “One-Way” and centerline/arrow pavement markings shall be shown where necessary and/or directed by the Township. The plan shall include the existing drive exit to West Athens Avenue and the parking garage.
    6. A post development traffic study shall be performed at a time to be determined by the Township. Evaluation of the signal timings shall be performed at the intersections of Lancaster Avenue with Anderson Avenue, Station Avenue, Rittenhouse Place and Ardmore Avenue. Optimization of the signal timings shall be performed if/as directed by the Township.
    7. The post development traffic study shall re-examine the installation of an all-way stop intersection at Cricket Avenue, Cricket Terrace and the site driveway. The benefit to better control vehicular/pedestrian conflicts shall be evaluated. The all-way stop shall be installed if/as directed by the Township. Justification for codification of the added stop signs shall be performed by the developer. 
    8. Depressed granite curb and concrete apron shall be clearly labeled at the new driveway access locations on the Site Plan.
    9. The layout of the upper floor garage parking and aisles shall be revised, if necessary, to provide adequate maneuverability and proper vehicle movement control as directed by the Township Engineer. 
    10. A detail of the pavement section consistent with Township standards for the asphalt paving of the proposed driveway shall be used. The detail shall be added to the plan.
    11. The applicant shall work with the Building and Planning Department to determine an acceptable system to warn pedestrians crossing the ingress/egress from the parking garage that a vehicle is approaching.
    12. Signs and placards shall be shown for the ADA spaces provided. The locations of the spaces shall be approved by the Building Code Officer prior to recording the Final Plan.

    Stormwater Management:

    1. Adequate BMPs shall be documented for the development. The area of green roof presently proposed shall be more thoroughly detailed in order to document the amount of water quality control provided. Amended soils for landscape areas shall be investigated. The structural water quality system design shall be detailed/specified clearly on the plans. The details and location of the structure shall be approved by the Township prior to recording the Final Plan.
    2. The responsibility for the continued maintenance and operation of the proposed BMPs and other stormwater facilities shall be the obligation of the property owner. This note shall be clearly indicated in the Deed.
    3. An access and maintenance easement that is of sufficient width to provide access and egress from a public right-of-way shall be provided around all structural water quality BMPs. Metes and bounds for the easement shall be provided on the plan. 
    4. A description of how the permanent stormwater BMPs 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 subject to the approval of the Township Solicitor prior to recording.
    5. Signed certification attesting to the completeness of the design and compliance with Chapter 121 of the Lower Merion Code shall be included on the Soil Erosion and Sediment Control Plans. 
    6. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit. 
    7. A profile shall be provided for the storm sewer proposed with this development.
    8. A manhole shall be provided at the change in direction of the storm sewer near the proposed BMP structure. A manhole or inlet shall be provided at the termination of the sewer. 
    9. 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 on the Soil Erosion and Sediment Control Plan to be provided as necessary and/or requested by the Township so as to ensure acceptable conditions during the construction phase.
    10. Additional spot elevations and drainage direction arrows shall be provided for the area northeast of the proposed building. If adequate drainage cannot be demonstrated for this area, inlets shall be designed to convey the runoff to the existing storm sewer system. This shall be fully evaluated prior to recording the Final Plan.
    11. The inlet on the western side of the property in a non-paved area 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. 
    12. The slope of all roof drain collection pipes shall be indicated on the Utility Plan. The invert elevation of the connection to the inlets or BMP structure shall be listed.
    13. Details of the “proposed inlet top” conversion shall be provided on the plan. All existing inlets adjusted or provided with new connections shall be noted to be repaired or replaced as directed by the Township.

    Landscape Plan:

    1. All plant material that cannot be accommodated on site shall be provided to the Township for off-site planting. 
    2. The applicant shall work with Township staff on the selection of appropriate street tree species and shall comply with Zoning Code Section 155-87.25.E.6.
    3. A revised landscape plan complying with Natural Features Code Sections 101-9 and 101-5B and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted to the Township. The plan shall be subject to the approval of the Township Arborist and Planning staff prior to recording the Final Plan. 
    4. The removal of the shade trees(s) in the right-of-way is subject to the approval of the Shade Tree Commission. 
    5. 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. Although there are limited trees on the property that are being retained, there are some on the adjoining property that may be impacted by the development. The location of the driplines and fence shall be provided. The detail shall be included on the plan that complies with Township standards. The Township Arborist shall approve the final location of any tree protection fence. 
    6. Wooded lot calculations shall be provided on the plans for reference. The total number of trees removed for the proposed construction shall be clearly indicated.
    7. Additional details for the proposed green roof shall be provided. Additional information regarding the drain conduit shall be provided. Specification of the foundation growth media and how much water storage it provides shall be submitted. Calculations showing how the green roof contributes to the Township’s water quality requirements shall be provided.
    8. Accurate location of driplines of trees on the lot in the area of construction activity shall be clearly shown on the plan.
    9. The developer shall work with staff to provide plant materials in the vegetative screens along the western elevation and shall be responsible for maintaining the vegetative screen.

    Construction:

    1. The sequence of construction activities shall be revised to include the installation of any tree protection fence, installation of the BMP structure, sanitary sewer relocation/installation, service utility installation, and connection of stormwater conveyance lines to the existing storm system. The relocation of the active sanitary sewers shall be listed prior to the building construction. Notification of the Township Engineer for inspection shall be listed prior to installation of the BMPs, stormwater piping and sanitary sewer construction/relocation. Forty-eight (48) hour notice shall be indicated to be required.

    Utilities:

    1. The existing sanitary sewers shall be shown to within two hundred (200’) feet of the development at a usable scale. All existing and proposed easements shall be indicated on the plans. The size, slope, structures, invert elevations of connections and the pipe material shall be indicated. 
    2. Profiles shall be provided for the relocated sanitary sewer main that was located in the 33’ right of way of Haws Terrace. A deed of dedication shall be provided for the relocated sewer. An easement width of thirty (30’) feet shall be provided and the line shall be shifted to the center of the easement. The encroachment of utilities and other improvements within the easement shall be subject to the approval of the Public Works Department. 
    3. The size, slope, material, and location of all existing sanitary laterals on the development site shall be shown. Easements shall be shown where required.
    4. A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan. 
    5. All utility and access easements shall be provided on the Record Plan with metes and bounds.
    6. The proposed relocation of the sanitary sewer main shall be shown in profile. The diameter of the relocated main shall be eight (8”) inch and manholes shall be shown at all changes in direction and at the termination of the line. The minimum slopes of .010 FT/FT for terminal runs shall be maintained.
    7. The proposed sanitary main to Lancaster Avenue shall be fully shown. A profile shall also be provided for the sanitary main and indicate all crossing utilities so that potential interferences can be identified. The final sewer design shall be approved prior to recording the Final Plan.
    8. Flow channels shall be formed in sanitary manholes for proposed and existing connections. A detail shall be provided on the plan. 
    9. Township standard manhole lids and frames shall be detailed on the plan. 
    10. The connection sewer from manhole No. MH01 to the existing sewers shall be clearly provided. The size, material and slope of the pipe from IN02 to MH01 shall be shown on the Utility Plan.

    Standard Plan Conditions:

    1. The developer shall either demonstrate how the proposed recreation area will function and how it meets the recreation land requirement contained in Subdivision and Land Development Code Section 135-50.1 to the satisfaction of Township Staff or shall pay a prorated fee of $2,500 per unit.
    2. The existing structures on adjoining properties within two hundred (200’) feet of the property shall be provided on a plan at a usable scale. 
    3. The error of closure shall be provided for each lot in the development and shall not be greater than 1:5,000. The values shall be shown clearly on the Record Plans. 
    4. The existing lot lines to be revised shall be shown as dotted. New property lines shall be shown as a conventional boundary line.
    5. Concrete road control monuments shall be shown on the Record Plan to 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.
    6. The net and gross lot areas shall be clearly shown/tabulated on the Record Plan. 
    7. The right-of-way of Haws Terrace shall be properly vacated as directed by the Township Solicitor. The treatment of the existing driveway easements (20’ width) shall be as directed by the Township Solicitor.

    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 March 28, 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.

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

    • A waiver of Subdivision and Land Development Code Section 135-7, to not provide a Tentative Sketch Plan.
    • A partial waiver of Natural Features Code Section 101-9A, to not provide all of the required plantings on the site.

    PUBLIC COMMENT

  2. TENTATIVE SKETCH PLAN
    232 & 236 W Montgomery Avenue,
    Haverford, Ward 4, SD# 3719.

  3. Expiration Date – 6/1/2014 .............................................. Zoning – R 7

    Applicant – Jason Duckworth, Arcadia Land Company
    Property Owner – 232 W Montgomery Avenue Associates LP
    Applicant’s Representative – Jason Duckworth, Arcadia Land Company

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Momenee and Associates, Inc. dated February 10, 2014, last revised March 14, 2014 showing the demolition of the existing structures and detached garages and the construction of eight townhouses served by a common driveway to W. Montgomery Avenue. The following conditions shall be complied with on the Preliminary Plan unless specifically exempted. The Planning Commission recommended approval subject to the following conditions:

    Architectural Elevations:

    1. The applicant shall explore designs to screen the view of the garages from W. Montgomery Avenue through the use of architectural elements.
    2. \Architectural elevations of all sides of all units, including a list of materials, shall be submitted with the Preliminary Plan.
    3. The mean grade of the structures 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. The setbacks and impervious limit reductions shall be fully evaluated with the Preliminary Plan.

    Traffic, Parking and Circulation:

    1. The applicant shall explore connecting the development to the abutting driveway on the adjacent property at 230 W. Montgomery Avenue with a connection that consists of a porous material. 
    2. he applicant shall explore alternative locations for the guest parking spaces. 
    3. The actual sight distance triangles shall be shown for the new driveway. The sight distance shall meet the desirable sight distance as specified by Penn DOT. The location of the proposed street trees shall not interfere with the desired sight distance. It shall be noted what improvements are necessary to achieve the desired sight distance. The Traffic Safety Unit of the Lower Merion Police Department shall approve the final drive configuration. This shall be fully evaluated with the Preliminary Plan.
    4. The proposed location of any trash dumpsters shall be shown on the Preliminary Plan. The dumpsters shall be screened on all sides.
    5. A stop bar and centerline pavement markings shall be provided as directed by the Township Engineer to provide safe and efficient movement of traffic. This shall be fully evaluated with the Preliminary Plan.
    6. The overflow parking spaces at the front of the site shall be shifted to provide adequate maneuverability for the garage spaces.
    7. The width of the curb cut shall be increased to thirty-six (36’) feet and the radii of the curb returns shall be increased to improve the efficiency of right turns into and out of the site.

    Stormwater Management and Erosion Control:

    1. The location of the proposed “During Construction” basin shall be shown. Meadow condition shall be used as a basis for during and post development analysis. This shall be fully evaluated with the Preliminary Plan submission.
    2. All roof drains shall be directly connected to the stormwater facility. The location of the proposed collection system shall be shown. Details regarding the size, slope, and material shall be evaluated with the Preliminary Plan.
    3. Proposed drainage patterns shall be clearly indicated on the Tentative Sketch Plan. Areas to have runoff collected and conveyed to the storm facility and those to be uncontrolled shall be clearly identified. Discharge from the stormwater basin shall be converted from a concentrated flow to a sheet flow. The overflow shall be piped to a level spreader, bubble-up spreader or if determined to be feasible, conveyed to the existing storm sewer systems. Details shall be fully evaluated with the Preliminary Plan.
    4. All seepage beds shall contain a sediment trap accessible for maintenance. Details shall be submitted with the Preliminary Plan. 
    5. 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 fully evaluated during the Preliminary Plan process.

    Landscape Plan:

    1. Details on the wall adjacent to the guest parking spaces, including the proposed materials and height, shall be submitted with the Preliminary Plan. 
    2. A landscape plan complying with Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.
    3. Wooded lot calculations shall be provided on the Preliminary Plan for each lot and shall be subject to the approval of the Township Arborist. The total number of trees removed for the proposed construction shall be indicated. The replacement trees shall be evaluated based on existing lot calculations.

    Standard Plan Items:

    1. Adequate water supply shall be documented for the development. A letter from Aqua Pennsylvania shall be submitted with the Preliminary Plan certifying adequate supply for the additional demand.
    2. Curb/driveway locations shall be clearly provided on each side of the cartway within two hundred (200’) feet of the development.
    3. Adequate information shall be provided on the plan that is clear and legible and can be used to verify the common drive allocations for the existing properties. This shall be fully evaluated with the Preliminary Plan.
    4. The error of closure shall be provided and shall not be greater than 1:5,000.
    5. 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. 
    6. A full reveal and depressed concrete curb detail shall be provided on the Preliminary Plan. 
    7. Depressed curb and concrete apron shall be indicated at the new driveway access location. This shall be provided on the Preliminary Plan. 
    8. Sidewalk and curb shall be noted on the plan to be repaired/replaced at the direction of the Township. 
    9. Details of the concrete apron and sidewalk shall be provided. Details shall conform to Township standards. The sidewalk shall be noted to be carried across the driveway at grade.

    Construction Details:

    1. A sequence of construction activities shall be submitted. Installation of tree protection fence, a temporary basin, seepage bed, roof collection system, and connection to the Township storm sewer 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. Notification of the Township Engineer for inspection shall be listed prior to installation of the seepage bed and piping. This shall be fully evaluated with the Preliminary Plan. 
    2. A detail of the proposed landscape wall shall be provided. 
    3. A soil stockpile location shall be provided. 
    4. A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of the seepage bed and prior to the start of earthmoving activities. 
    5. Erosion control measures and details that conform to Township standards shall be shown on the plan. This shall be evaluated during the Preliminary Plan stage.

    Utilities:

    1. The location of the existing sanitary laterals shall be shown. 
    2. The location, size, material, and slope of the proposed sanitary lateral shall be shown. Individual connections shall be provided. A private sewer main shall be extended into the property to service the eight (8) units.
    3. The location of the proposed utility services shall be provided on the Preliminary Plan. 
    4. The location of existing storm sewers shall be provided. The size, slope, and material of all storm sewers within two hundred (200’) feet shall be indicated. This shall be fully provided with the Preliminary Plan submission.

    Standard Conditions of Approval:

    1. 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. 
    2. The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing structures, 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.
    3. Revisions to the plan shall address the Township Engineer’s March 31, 2014 review letter.
    4. 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. 
    5. The Preliminary Plan, complying with all applicable requirements, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Tentative Sketch Plan approval. 
    6. Approval of this Tentative Sketch Plan does not ensure that the developer or the owner can ultimately develop the property as shown in 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.
    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.

    PUBLIC COMMENT

  4. ESCROW RELEASES

  5. 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 A):

    1400 W Montgomery Avenue
    Rosemont College
    Escrow Release no. 1 -- $267,551.00

    PUBLIC COMMENT

  6. CERTIFICATES OF APPROPRIATENESS

    1. Consider for recommendation to the Board a Certificate of Appropriateness to reface the existing projecting signs at 340 Righters Mill Road, aka 342 Righters Mill Road, Gladwyne, Old Gladwyne Hardware/Pet Supplies, Gladwyne Historic District.

      On Tuesday, April 1, 2014 HARB recommended approval as submitted.

    2. PUBLIC COMMENT

    3. Consider for recommendation to the Board a Certificate of Appropriateness to construct a three (3) foot by eight (8) foot front vestibule on the existing covered porch at 327 Righters Mill Road, Gladwyne, private residence, Gladwyne Historic District.

      On Tuesday, April 1, 2014 HARB recommended approval as submitted.

    4. PUBLIC COMMENT

    5. Consider for recommendation to the Board a Certificate of Appropriateness to install a wrought iron style fence extension on top of an existing stone wall and install a fence assembly along the driveway with an eight (8) foot wide gate at 1111 Youngs Ford Road, Gladwyne, private residence that is noncontributing to the Gladwyne Historic District.

      On Tuesday, April 1, 2014 HARB recommended approval subject to the following conditions:

      • The gate facing Youngs Ford Road shall be eliminated.
      • The existing piers shall be extended to five (5) feet in height.
      • The eight (8) foot wide paired gate facing the driveway shall match the remainder of the fence, including height, and shall have a flat top.
      • The portion of the fence on top of the wall shall have evenly spaced pickets.
      • The fence shall be a simple metal picket fence extending no more than four (4) feet above grade. The applicant shall provide a photograph of the proposed fence to the Township for review. If the Historic Consultant determines the fence does not meet HARB’s criteria, the Consultant will recommend that the applicant return for additional HARB review.

      PUBLIC COMMENT

  7. RESOLUTIONS

  8. Consider for recommendation to the Board enactment of Resolutions as required by the Pennsylvania Department of Transportation, to authorize Acting Township Manager, Robert E. Duncan to sign on behalf of the Board of Commissioners certain applications for traffic signal improvements related to the construction of a new Whole Foods at 15 E Wynnewood Road, Wynnewood. Resolutions are also required to authorize the Acting Township Manager to sign the authorization form that will permit the developer’s traffic engineer to act as the agent to apply for the permits for the improvements listed below.
    (Exhibit B)

    • Upgrades to the signal at Lancaster Avenue and Old West Wynnewood Road/Wynnewood Square Drive
    • Upgrades to the signal at Lancaster Avenue and E Wynnewood Road
    • Upgrades to the signal at E Wynnewood Road and Penn Road
    • New signal at E Wynnewood Road and Morris Road/new driveway

    PUBLIC COMMENT

  9. RESOLUTION

  10. Consider for recommendation to the Board enactment of a Resolution as required by the Pennsylvania Department of Transportation, to authorize Acting Township Manager, Robert E. Duncan to sign on behalf of the Board of Commissioners certain applications to upgrade the traffic signal at Rock Hill Road and Belmont Avenue related to the construction of a new CVS at 260 Rock Hill Road, Bala Cynwyd.
    (Exhibit C)

    PUBLIC COMMENT

  11. PEDESTRIAN LIGHTING ALONG E WYNNEWOOD ROAD – TIME PERMITTING

  12. 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 D)

    PUBLIC COMMENT

  13. HOURS OF OPERATION – TIME PERMITTING

  14. Discuss regulating hours of operation for commercial businesses in proximity to residential uses in residential zoning districts.
    (Exhibit E)

    PUBLIC COMMENT

  15. 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. He indicated a desire to serve a second term.

    PUBLIC COMMENT

 

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