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. 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 the following (Exhibit A):

    Philadelphia Country Club
    1601 Spring Mill Road
    Escrow Release no. 1 -- $121,315.00

    One Bala Plaza
    231 St Asaphs Road
    Escrow Release no. 3, Final -- $15,826.00

    PUBLIC COMMENT

  3. ORDINANCE AMENDMENT

  4. Consider for recommendation to the Board authorizing the Township Secretary to authorize an ordinance to amend the Code of the Township of Lower Merion, Chapter A180, Zoning, Historic Resource Inventory, to add 120 E Athens Avenue, First Baptist Church, Ardmore, to the Historic Resource Inventory, including the church and the parsonage, as a Class II resource.
    (Exhibit B)

    PUBLIC COMMENT

  5. AMENDMENT TO A CONDITION OF APPROVAL

  6. Consider for recommendation to the Board amending condition of approval no. 9 which limited the number of vehicle display spaces in front of the proposed parking garage that was imposed on the Preliminary Land Development Plan for the BMW of the Main Line at 215, 221, 225 Bala Avenue, Bala Cynwyd, BMW of the Main Line, LD# 3710.
    (Exhibit C)

    PUBLIC COMMENT

  7. SECOND STAGE PLAN

    777 Eagle Farm Road, Aisling,
    Villanova, Ward 11, SD# 3241L7.

  8. Expiration Date – N/A ...................................... Zoning – R A/OSPD

    Consider for recommendation to the Board a Second Stage Plan dated September 19, 2014, prepared by Momenee and Associates, Inc. showing the construction of a single family detached dwelling with a 3,962 square foot footprint, a three-car garage, a detached cabana, terrace area and pool. The following conditions shall be complied with prior to the issuance of any permits by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday, October 6, 2014 the Planning Commission recommended approval subject to the following conditions:

    Architectural Elevations & Site Layout:

    1. The proposed house shall be constructed substantially as shown, including materials, in the architectural elevations prepared by McIntyre Capron & Associates, Inc. dated September 24, 2014.

    Landscape Plan:

    1. Additional large meadow areas and shrubs shall be added to the Preservation Area to the north and east of the proposed house.
    2. Evergreen trees at a minimum height of 8-10 feet tall shall be added behind the house or along the rear property line.
    3. An additional 9 replacement trees shall be provided. All deciduous replacement trees shall be 2.4 inches in caliper.
    4. The proposed Norway spruce shall be replaced with an alternative species.
    5. Adequate deer protection shall be installed on all newly planted trees. The protection measures shall be subject to the approval of the Township Arborist.
    6. Proper mulching methods shall be utilized, i.e. no mulch mounds at the base of the newly planted trees.
    7. The applicant shall submit justification for the removal of the trees in the Common Area as required by the Maintenance and Operations Plan.
    8. The landscape plan shall be approved by the Township prior to the issuance of any permits.
    9. The wooded lot calculations shall be approved by the Township Arborist. Four (4”) inch caliper replacement trees shall be provided. The location and species shall be approved by the Planning Division and the Township Arborist.
    10. The driplines of trees on the lot in the area of construction activity shall be clearly shown on the plan.

    Preservation Area:

    1. The applicant shall demonstrate how the proposed cabana and retaining walls can be constructed without encroaching into the Preservation Area. If they cannot be constructed without encroachment then they shall be shifted off of the Preservation Area boundary a sufficient distance as determined by staff.
    2. The Preservation Area shall be permanently delineated with small visible, concrete signs/markers indicating the boundary every 100 feet or change in direction. The signs/markers shall be shown on the plan.
    3. A temporary cyclone fence shall be installed at the edge of the Preservation Area boundary to prevent construction vehicles from encroaching into the area.
    4. No storage of vehicles, equipment, construction materials or soil stockpiles shall be permitted in the Preservation Area.

    Stormwater Management:

    1. Areas where vegetation has been removed and/or earth has been disturbed shall be included in the pre and post analysis. Disturbed areas shall be considered as uncontrolled as appropriate. A Cn number used for the post development condition of these areas shall be no lower than 61 in the analysis unless approved by the Township Engineer. The calculations and permanent/temporary basins shall be adjusted as required.
    2. The responsibility for the continued maintenance and operation of the detention basin and other facilities on the site shall be the obligation of the property owner. This note shall be clearly indicated on the plan and included in the Deed. The responsibility for maintenance of the off-site stormwater spreader shall be clearly identified.
    3. The results of the intermediate depth soil permeability test shall be ignored and the analysis shall be based on the minimum and maximum depth tests.
    4. Discharge from the stormwater basin shall be converted from a concentrated flow to a sheet flow. The overflow shall be clearly demonstrated to be piped to a level spreader. The location on the adjoining property shall be shown. A detail shall be added to the plans. It shall be demonstrated that the developer has the right to access the existing storm pipe.
    5. Seepage beds shall be designed to empty the total design storm volume in twenty-four (24) hours or less using the requested permeability rates.
    6. 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 subject to the approval of the Township Solicitor prior to recording.
    7. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit if the total disturbed area exceeds one acre.
    8. 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 as directed by the Township so as to ensure acceptable conditions during the construction phase. 
    9. All inlets in non-paved areas shall be graded in a twelve (12”) inch sump condition in order to increase the efficiency of runoff collection. Additional spot elevations shall be added to some inlets to clarify grading.

    Utilities:

    1. The material of the proposed sanitary lateral shall be shown.
    2. The existing sanitary sewers shall be shown to the south of the property to within two hundred (200’) feet of the development. All easements shall be indicated with metes and bounds.

    Construction Details:

    1. Additional dimensions shall be added to further describe all hardscape areas.
    2. An As-Built Plan shall be submitted that documents compliance with the impervious allowable and the Preservation Area restrictions.
    3. A detail of the retaining wall shall be provided. Calculations shall be provided for wall heights exceeding four (4’) feet.
    4. A fill material soil stockpile location shall be provided that is outside of the Preservation Area.
    5. A separate building permit shall be obtained for the pool. The pool, equipment, and enclosure shall comply with the 2009 IRC, Appendix G. The pool equipment and a self-closing gate shall be shown and labeled on the plan.
    6. The actual sight distance triangles shall be shown for the driveway.
    7. The locations of porous walkways shall be clarified and the width of the walkways shall be dimensioned on the plan. If the walkways are to not count against the total impervious surface allocation, then they must be less than six (6’) feet wide. A detail of the porous paving section shall be provided and shall be consistent with Township standards.

    Standard Plan Items:

    1. The soil hydrologic classification shall be provided on the plan.
    2. The existing structures on the adjoining property to the north within two hundred (200’) feet of the property shall be provided.

    Standard Conditions of Approval:

    1. Revisions to the plan shall address the Township Engineer’s September 26, 2014 review letter.
    2. 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. 
    3. The proposed home shall have an approved address number placed in a position that is plainly legible and visible from the street 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).
    4. 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.
    5. 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.
    6. 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.

    PUBLIC COMMENT

  9. WAIVER OF LAND DEVELOPMENT PLAN

    53 Rittenhouse Place,
    Ardmore. Ward 8.

  10. Expiration Date – N/A ..................................... Zoning – ASDD1-MUST

    Consider for recommendation to the Board a Waiver of Land Development Plan prepared by JTA Associates, Inc., dated September 3, 2014 and a one (1) sheet plan prepared by Momenee Survey Group, Inc., dated July 14, 2014 showing the construction of an 1,185 square foot second floor addition to the existing building. On Monday, October 6, 2014 the Planning Commission recommended approval subject to the following conditions:

    Architectural Design Standards:

    1. 1. The proposed addition shall be constructed substantially as shown, including materials, on the architectural elevations prepared by JTA Associates, Inc. dated September 3, 2014 except to the extent modified by these conditions of approval.
    2. The architectural elevations shall be revised as follows:
      • The side elevation shall be further articulated by details in masonry courses.
      • The percentage of clear windows on the rear elevation shall be added to the plan.
      • The percentage of clear windows at the second story of the primary front façade shall be added to the plan.
      • The rubber membrane roof on the rear sloped roof shall be altered to a material permitted in MUST.
      • The applicant shall demonstrate that not more than 50% of the façade is stucco.
      • The applicant shall demonstrate that the proposed brick is of a shape, color and texture as that found in the district.
      • One street tree is required. If the tree cannot be accommodated on-site then it shall be donated to the Township for off-site planting.
    3. The extent of the proposed addition shall be shown on the site plan prepared by Momenee Survey Group, Inc. to demonstrate compliance with the required rear yard setback and buffer.
    4. All references to the rear roof deck shall be removed from the plans.
    5. The rooftop mechanical equipment shall be placed as far away from the adjacent residential properties as feasible.
    6. All rooftop mechanical equipment, including antennas shall be screened visually and acoustically. Such screening shall be integral to the architectural design of the building.
    7. The mean grade of the structure shall be calculated and shown on the plan for documentation of building height requirements.

    Stormwater Management:

    1. Certification attesting to the completeness of the design and compliance with Chapter 121 of the Lower Merion Code shall be included on the plan. 
    2. The limits of disturbance and/or construction activity shall be clearly delineated on the plan. The path for any access to the rear from adjoining properties shall be shown or noted to be from the existing structure.
    3. Spot elevations and drainage direction arrows shall be shown in the rear yard to document existing drainage patterns.

    Utilities:

    1. The use of the utility service line shown, across the rear of the parcel serving an adjacent property, shall be labeled and easement notes provided.
    2. Existing utility service locations shall be clearly shown on the plan. The location of electric service shall be labeled. The water service shall be shown and the main location shown and verified along the frontage.
    3. The location of the existing sanitary lateral and vent/trap shall be shown.
    4. A Planning Module, Exemption or notice of “No Planning Required” shall be obtained from the City of Philadelphia and/or the DEP as applicable prior to issuance of any building permits.
    5. Adequate water supply shall be documented for the development. A letter from Aqua Pennsylvania shall be submitted certifying adequate supply.

    Construction Details:

    1. Erosion control measures shall be provided on the plan. Details that conform to Township standards shall be shown.
    2. A certification by a civil engineer of the condition of the existing wall to remain shall be provided, and any recommended improvements/repairs shall be made a condition of permit issuance. 
    3. A note shall be added stating that curb and sidewalk shall be repaired as directed by the Township.
    4. Top and bottom of wall elevations shall be provided.
    5. A full reveal granite curb and sidewalk detail shall be provided.

    Tree Protection Details:

    1. All woody vegetation to be retained within twenty-five (25’) feet of a building site or disturbed area shall be protected from equipment damage by fencing placed at the driplines. A detail shall be shown on the plan that complies with Township standards. If the tree protection fence is not shown at the driplines, the Township Arborist shall approve the location.

    Standard Plan Items:

    1. The error of closure shall be provided and shall not be greater than 1:5,000. 
    2. The Zoning Chart on Sheet M-1 shall be revised to cite accurate sections of the Zoning Code. The building area shall also be accurately noted as 83.5%.
    3. The addresses of adjoining properties shall be listed on the plan.

    Standard Conditions of Approval:

    1. If any new lighting is proposed, a lighting plan shall be submitted. 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. A copy of the revised plan shall be submitted with any changes highlighted and shall be accompanied by a letter indicating how each requested revision has been addressed in the re-submission. 
    3. Revisions to the plan shall address the Township Engineer’s September 26, 2014 review letter, except for C-8. 
    4. Existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm). 
    5. 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. 
    6. 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. 
    7. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    The Planning Commission recommended approval of the following waivers:

    1. Subdivision & Land Development Code Section 135-7A, to not provide a Tentative Sketch Plan. 
    2. Subdivision & Land Development Code Section 135-10A(3), to not provide a Preliminary Land Development Plan.
    3. Subdivision & Land Development Code Section 135-13, to not provide a Final Plan. 
    4. Subdivision & Land Development Code Section 135-14, to not provide Construction Record Plan. 
    5. Subdivision and Land Development Code Section 135-21, in its entirety to not provide the Improvement Construction Plan requirements. 
    6. Subdivision and Land Development Code Section 135-22, in its entirety to not provide the Final Plan requirements. 
    7. Subdivision and Land Development Code Section 135-23, in its entirety to not provide the Construction Record Plan requirements.
    8. A waiver of Subdivision and Land Development Code Section 135-17.B.1 to not provide the location, names and widths of streets and alleys, including those shown on the Official Highway Map; the location and names of railroads; the location of property lines and names and addresses of owners; and the location of watercourses, direction of flow, sanitary sewers, storm drains, zoning classifications, existing structures and similar features within 200 feet of any part of the land to be subdivided.
    9. A waiver of Subdivision and Land Development Code Section 135-17.B.2 to not provide street dimensions, including center-line courses, distances and curve data; paving widths and curblines; right-of-way and curbline radii at intersections; street location tie-ins by courses and distances to the nearest intersection of existing and planned streets and alleys; dimensions of existing sanitary sewers and storm drains, watercourses, drainage flows and direction of flow, existing utility easements, conservation easements and rights-of-way; and recreational areas within the land to be subdivided.
    10. A waiver of Subdivision and Land Development Code Section 135-17B.3 to not provide contour lines at intervals not to exceed five feet vertically or approximately 100 feet horizontally. 
    11. A waiver of Subdivision and Land Development Code Section 135-17B.5 to not provide measured distances from the center lines of existing and proposed streets to buildings, large trees standing alone or other control points, and the location of all survey monuments with references to them.
    12. A waiver of Subdivision and Land Development Code Section 135-17B.7 to not provide the location of the one-hundred year floodplain limit line as shown on the Lower Merion Floodplain Maps or HUD Flood Insurance Map, whichever is most restrictive. 
    13. A waiver of Subdivision and Land Development Code Section 135-17B.8 to not provide the soil classifications by the United States Department of Agriculture Soil Conservation Service.
    14. A waiver of Subdivision and Land Development Code Section 135-17B.10 to not provide the location of historic sites and structures or natural features as outlined in 135-24D and to not provide a statement with the plan, indicating which, if any of such sites or natural features would be changed or affected to any substantial extent by the development of the property. 
    15. A waiver of Subdivision and Land Development Code Section 135-19B.1 to not provide all of the requirements listed in Section 135-17B, except to the extent required in the conditions. 
    16. A waiver of Subdivision and Land Development Code Section 135-19B.2 to not provide the location of proposed underground utilities, curb, paving, storm drainage and sanitary sewers within the property and adjacent property, except to the extent required by the conditions.
    17. A waiver of Subdivision and Land Development Code Section 135-19B.3 to not provide proposed contours at two-foot intervals and proposed changes in grade clearly defined. 
    18. A waiver of Subdivision and Land Development Code Section 135-19B.6 to not provide the location of proposed buildings and driveways. 
    19. A waiver of Subdivision and Land Development Code Section 135-19B.7 to not provide an approved plan containing the signature of the Township Secretary certifying that the Board of Commissioners approved the plan on the dates shown and the signature of the Township Engineer certifying that the improvements, except for buildings have been constructed or guaranteed. 
    20. A waiver of Subdivision and Land Development Code Section 135-19B.8 to not provide a traffic impact study. 
    21. A waiver of Subdivision and Land Development Code Section 135-16 in its entirety except to the extent required in the conditions to not provide the Tentative Sketch Plan requirements.

    The Planning Commission recommended denial of the following waiver:

    • A waiver of Subdivision and Land Development Code Section 135-17B.12 to not provide any other information the Board of Commissioners, Planning Commission or planning staff may require to properly review the subdivision.

    PUBLIC COMMENT

  11. AMENDMENT PLAN

    29-39 E Wynnewood Road,
    Wynnewood, Ward 5, SD# 3706A.

  12. Expiration Date – N/A ........................................ Zoning – C 1

    Consider for recommendation to the Board an Amendment Plan prepared by Bohler Engineering dated November 22, 2013, last revised July 15, 2014 showing the consolidation of five properties, demolition of six commercial buildings, construction of a retail building with a 7,650 square foot footprint and a retail building with a 3,000 square foot footprint and 53 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, October 6, 2014 the Planning Commission recommended approval subject to the following conditions:

    New or amended conditions of approval are in bold faced text.

    Pedestrian Amenities:

    1. The applicant shall maintain the walkway on its property from East Wynnewood Road to the train station platform for use by the public.
    2. The applicant shall work with the Township and Penn DOT to select an appropriate decorative painting material for the proposed crosswalks at the intersection of East Wynnewood Road and Penn Road. A detail for the decorative crosswalk shall be provided.
    3. The applicant shall work with the Township and Penn DOT to investigate the feasibility of installing a curb bump out at the intersection of East Wynnewood Road and Penn Road.
    4. The proposed sign alerting pedestrians that the walkway leads to the train station shall be moved closer to the right of way. A maximum of two pedestrian scaled lights shall be installed along the walkway on the applicant’s property. A detail of the proposed directional signage to the train station shall be provided.
    5. If feasible, the grading of the proposed walkway leading to the train station platform shall be adjusted so that there is a maximum of five (5%) percent longitudinal slope. The walkway shall be adjusted around the existing sanitary sewer manhole if feasible.
    6. The applicant shall provide three bicycle racks. The bicycle racks shall match those provided for the recently approved Whole Foods. The bicycle racks shall be field located with staff.

    Architectural Elevations/Site Operations:

    1. The hours of operation of any business on the site shall be no earlier than 5:30 a.m. and no later than 11 p.m. Monday through Thursday, 5:30 a.m. to 12 a.m., Friday and Saturday, and 5:30 a.m. to 10 p.m. on Sunday.
    2. Deliveries shall occur between the hours of 7 a.m. to 9 p.m. and refuse and recycling pick-up shall occur between the hours of 7 a.m. to 9 p.m. and 9 a.m. to 9 p.m. on weekends.
    3. All rooftop mechanical equipment shall be visually screened on all four sides on both buildings.
    4. Any at grade mechanical equipment shall be visually and audibly screened.
    5. The applicant shall require tenants, as part of their lease, to reasonably confine odors resulting from regular business use of the property to the site. Mechanical and/or ventilation system(s) designed for that purpose shall be reasonably visually screened on all four sides.
    6. The proposed retail building shall be constructed substantially as shown, including materials, on the architectural elevations prepared by RHJ Associates, PC, dated August 19, 2013, last revised November 19, 2013. This shall be subject to modifications to the elevations by individual tenants as approved by staff.
    7. The architecture of the proposed 3,000 square foot retail building shall be similar in design and materials to the larger retail building. This shall be subject to modifications to the elevations by individual tenants as approved by staff.
    8. 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.

    Landscape Plan:

    1. The applicant shall reduce the width of the western drive aisle from 15 feet to 12 feet and increase the width of the planted area on the western side of the larger retail building to create a larger planted area that can accommodate trees.
    2. The applicant shall reduce the width of the eastern most drive aisle from 25 feet to 22 feet and expand the width of the outdoor dining area.
    3. The applicant shall reduce the width of the rear drive aisle up to three feet to plant additional buffer material.
    4. The applicant shall either provide additional plantings or fencing to separate the outdoor dining area from the adjacent parking space and trash area, shall consider consolidating the location of the trash enclosure and loading zone for the 3,000 s.f. retail building to reduce unnecessary impervious surface or move the location of the trash enclosure to the rear planted area behind the 3,000 s.f. building. 
    5. If for any reason, in the applicant’s sole determination, the wooden board on board fence shown on the applicant’s plan along the rear property line cannot be erected on the properties of the adjoining residential neighbors along Station Road, via a private agreement with those neighbors, the fence shall be placed at the location on the site as originally shown on the plan.
    6. Any required plant material that cannot be planted on site shall be made available to the Township by the applicant for planting as needed first at Station Road Park and then at other off-site locations as approved by staff.
    7. The applicant shall work to include foundation plantings or plantings in containers along the foundation of each building.
    8. 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.
    9. The applicant shall explore employing techniques contained in the Township’s draft Green Parking Lot ordinance into the landscape plan.
    10. A revised landscape plan complying with Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-167.4 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.
    11. Wooded lot calculations shall be provided and shall be approved by the Township Arborist. The total number of trees removed/impacted by the proposed construction shall also be listed.

    Traffic, Circulation & Parking:

    1. Two “Do-Not-Enter” signs shall be installed at the egress of the western drive. A “No Right Turn” sign and left arrow pavement marking shall be installed at the parking aisle access to the exit drive. The signs shall be shown on the plan.
    2. The three (3) parking spaces in the front row closest to Penn Road shall be reserved for employees. Signage shall be shown on the plan.
    3. ADA compliant pedestrian facilities shall be provided at the intersection of East Wynnewood Road and Penn Road where proposed crosswalks are shown on the plan as directed by the Township Engineer. In association with this modification, the current Penn DOT approved condition diagram for this signalized intersection shall be updated. 
    4. Left-turns out of the site shall be further investigated to determine if full movement should be permitted during peak traffic hours. A post-development traffic study shall be conducted if/when directed by the Township. Restriction of turning movement signs shall be installed if the investigation so warrants as determined by the Township. The applicant shall evaluate left turns in to determine if a different striping plan for operations should be implemented on East Wynnewood Road.
    5. In lieu of an all-pedestrian phase at the intersection of East Wynnewood Road and Penn Road, evaluation of an advance pedestrian interval shall be included in the traffic study. The advance pedestrian interval shall be implemented as directed by the Township Engineer and if approved by PENN DOT.
    6. The applicant shall confirm the values indicated and verify the data used in the analysis since the site traffic volumes shown on Figures 11 and 12 in the traffic study do not match the gross site trip generation shown in Table 3.
    7. A post-development traffic study shall be performed. Optimization of signal timings shall be implemented on the studied signalized intersections.
    8. The actual sight distance triangles shall be shown for each driveway. The sight distance shall meet the desirable sight distance as specified by Penn DOT. The Traffic Safety Unit of the Lower Merion Police Department shall approve the final drive configuration.
    9. All work completed within the right-of-way of East Wynnewood Road will require a Penn DOT Highway Occupancy Permit. The Township shall be copied on all correspondence and shall be included in any meetings with Penn DOT.
    10. The length of depressed curb shall be indicated at the new driveway access location.

    Stormwater Management:

    1. Since trenches for utilities and storm facilities are proposed within the driplines of trees, all disturbed roots shall be cut as cleanly as possible. The trench shall be backfilled as quickly as possible, avoiding compaction. Tree limbs shall be cut back in proportion to the root area loss. Notes shall be added with these requirements to the utility line trench excavation notes on sheet no. 12 of the plans.
    2. During construction stormwater management controls shall be fully addressed in the calculations. A temporary basin or an acceptable alternative shall be provided with the design.
    3. As the property is located within the Darby-Cobbs Creek Act 167 Drainage Area Release Rate District, the storm frequencies identified in the code shall be controlled per the release criteria provided. The calculations shall be revised to consider the correct rainfall intensities.
    4. All roof drains shall be directly connected to the seepage beds. The location, size, material and minimum slope shall be shown on the Utility Plan. The proposed restaurant/retail building roof drains shall be connected to stormwater basin No. 1.
    5. The responsibility for the continued maintenance and operation of the seepage beds and other facilities shall be the obligation of the property owner. This note shall be clearly indicated on the plan and included in the deed.
    6. At a minimum, the increased volume of stormwater generated by the proposed development for the twenty five (25) year storm shall be recharged. Calculations documenting this shall be submitted that clearly show the dead storage volume for each seepage bed. The “Soil Amendments” and “Tree Water Volume” quantities shall be omitted from the calculations.
    7. 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. Only the actual amount of dead storage in the basins shall be used to qualify for the Rev volume. Calculations shall be revised accordingly.
    8. A minimum depth of twenty-four (24”) inches between the bottom of the proposed seepage beds and the limiting zones shall be demonstrated. The bottom elevations of the proposed beds shall be raised to comply with this requirement.
    9. The seepage beds shall be demonstrated to empty the Rev volume within four (4) days. The calculations shall be adjusted to show the depth in each bed that drains within the time period. 
    10. The water quality volume (WQv) shall be calculated and shall be sufficient for the design. Only the dead storage volume in each basin shall be used to qualify the WQv volume. Calculations shall be revised accordingly.
    11. Seepage beds shall be designed to empty the total design storm volume in twenty-four (24) hours or less. 
    12. Design consideration shall not include infiltration rates in computing storage volume of a seepage bed. 
    13. The seepage bed detail shall be modified to note a minimum twelve (12”) inches of cover. If a basement is not proposed for the 3,000 square foot retail building then the seepage bed can be within ten (10’) feet, but the seepage bed shall not interfere with the structural integrity of the building. The minimum distance between the seepage bed and structure shall be dimensioned on the plans.
    14. All seepage beds shall contain a sediment trap accessible for maintenance.
    15. 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. 
    16. Seepage beds shall not receive runoff until the entire contributory area has been stabilized. A temporary basin or an acceptable alternative shall be designed and shown on the plan. This shall be listed in the sequence of construction and any phasing of construction clearly detailed.
    17. 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.
    18. 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.
    19. The size and species of trees on the property within twenty-five (25’) feet of disturbance shall be included on the plan.
    20. Additional detail is required in the sequence of construction activities. Installation of tree protection fence, a temporary basin, conversion to the permanent basins, roof collection system, and 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 structure shall be listed following installation of the required stormwater and erosion controls. Notification of the Township Engineer for inspection shall be listed prior to installation of the seepage bed and any piping. The anticipated start and completion dates shall be noted on the plan. 
    21. 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. This shall be clearly noted on the plan.
    22. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to the issuance of any permit.
    23. 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 as directed by the Township so as to ensure acceptable conditions during the construction phase.
    24. The existing inlet in East Wynnewood Road that receives the proposed storm sewer connection shall be repaired or replaced as directed by the Township. A note to this effect shall be added to the plan.
    25. The seepage beds shall provide observation ports for viewing the bottom of the beds.
    26. AASHTO No. 1 stone shall be specified in the detail for the seepage beds. Geotextile fabric shall be provided on the bottom of the beds as well as the top and sides. The pea gravel shown at the bottom of the seepage beds can be used but it must be excluded from the recharge volume computations and the rate control stage storage analysis.
    27. The infiltration basin dewatering device shall be removed from the design. The system shall be pumped if dewatering for maintenance is required.
    28. The inlet runoff calculations shall be adjusted to match the proposed site cover, specifically areas of gravel, and shall be included in the calculations where appropriate.
    29. The bottom of bed elevations shown on the basin detail sheet shall match the calculations. The bottom of bed shall be clearly shown in each outlet structure detail. The elevations and outlet controls shall be verified to match the final stormwater calculations.
    30. 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 beds and prior to the start of earthmoving activities.

    Utilities:

    1. The applicant shall ensure that the trash and loading area for the 3,000 s.f retail building is out of the Sanitary Sewer easement.
    2. The existing storm sewers on the property frontage shall be shown to within two hundred (200’) feet of the property.
    3. The existing sanitary sewers shall be fully shown on the eastern side of the property to within two hundred (200’) feet of the development. An easement width of thirty (30’) feet shall be provided for the eight (8”) inch TC sewer crossing the property.
    4. All existing utility service locations shall be clearly shown. Existing sanitary laterals and connections to the mains shall be properly abandoned.
    5. The material and schedule of the proposed sanitary laterals and vent and trap/grease trap locations shall be shown on the plan. The Township may require that six (6”) inch diameter laterals be used for one or both of the proposed buildings. Separate permits and approvals shall be obtained from the Public Works Department. 
    6. 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. 
    7. A fire hydrant shall be installed if directed by the Fire Marshal. The location shall be clearly shown and labeled on the Utility Plan. The location shall meet the approval of the Chief Fire Officer.
    8. A proposed electrical conduit is shown to be connected to the existing electrical pole on the adjacent property owned by Conrail. The right to access the utility there shall be documented prior to issuance of any permits.
    9. Township standard manhole lids and frames shall be specified.
    10. The hydraulic grade line shall be shown on the storm sewer profiles. Inlet No. 10 and the connection pipe to outlet structure OS2 shall be shown.

    Construction Details:

    1. A detail of the retaining wall shall be provided on the building permit plan. The limits of the wall location shall also be clearly shown. Top and bottom of wall elevations shall be provided. Calculations shall be provided for wall heights exceeding four (4’) feet.
    2. A fill material soil stockpile location shall be provided. 
    3. A certification by a civil engineer of the condition of the existing railroad tie retaining wall to remain shall be provided on the building permit plan. Any recommended improvements/repairs shall be made a condition of the permit issue.
    4. The construction entrance detail shall be modified to indicate placement of the AASHTO No. 1 stone starting five (5’) feet beyond the sidewalk. Crushed stone shall be shown in the area between the start of the entrance and the sidewalk. The sidewalk shall be maintained for full pedestrian access unless permitted for temporary closure periodically. Approval from the Township shall be obtained for temporary closures of the sidewalk.

    Lighting:

    1. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any permits. The location, luminaire type, wattage, means of control and pole height shall be indicated. Lighting shall be designed to minimize the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. Exterior luminaries shall be full cut-off unless it can be demonstrated that cut-off luminaries are more appropriate and will result in less off-site light trespass. The applicant shall consider window treatments to reduce the impact of the interior lighting on adjacent properties. 
    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, 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.

    Standard Plan Items:

    1. If applicable, a note shall be added to the plans that state the construction project shall be completed in accordance with AREMA (The American Railway Engineering and Maintenance of Way Association) standards with regard to clear distances from the rail lines as required.
    2. The error of closure shall be provided for the assembled lot and shall not be greater than 1:5,000.
    3. The existing lot lines to be revised shall be shown as dotted and marked with a “Z” to indicate removal.
    4. Concrete road control or other monumentation shall be installed at the right-of-way at the intersection of each property line and at all changes in direction. These shall be clearly shown on the Record Plan. 
    5. The sidewalks shall be carried across the driveway at grade without the introduction of ADA ramps. A concrete apron shall be noted between the sidewalk and depressed curb. The length of depressed curb shall be dimensioned on the plan.

    Standard Conditions of Approval:

    1. The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing structures and stone retaining walls, 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.
    2. The applicant shall take photographs of all elevations of all buildings to be demolished. The photographs shall be submitted to Township staff for archival purposes with the Lower Merion Historical Society. Electronic copies of the photographs shall also be submitted. A measured floor plan of the building shall also be submitted.
    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.
    4. Demolition and construction activities shall be limited to 8:00 a.m. to 6 p.m. 
    5. 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.
    6. A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan.
    7. Revisions to the plan shall address the Township Engineer’s September 26, 2014 review letter.
    8. 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.
    9. 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). 
    10. 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. 
    11. The entire set of plans shall be revised to be consistent/compatible with the amended plan configuration as ultimately approved. 
    12. 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.
    13. 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 the Amendment Plan approval by the Board of Commissioners.
    14. Per the Municipalities Planning Code, 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.
    15. Per the Municipalities Planning Code, 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.
    16. 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 following waiver was granted with the Preliminary Plan and is listed for informational purposes only.

    • Subdivision & Land Development Code Section 135-26, to exceed the 36 foot maximum width for a curb cut.

    PUBLIC COMMENT

  13. PRELIMINARY SUBDIVISION PLAN

    121 Pennswood Road,
    Bryn Mawr, SD# 3732, Ward 10.

  14. Expiration Date – 1/4/2015.......................................Zoning – R 3

    Applicants – Paul & Sarah Robinson
    Property Owners – Paul & Sarah Robinson
    Applicant’s Representative – Fred B. Fromhold, Fromhold Jaffe and Adams

    Consider for recommendation to the Board a Preliminary Subdivision Plan prepared by Momenee & Associates, Inc. dated June 2, 2014, last revised September 18, 2014, showing the subdivision of the existing 66,519 square foot (1.5 acres) lot into four new lots. The existing single family dwelling is shown to remain on Lot 1 with the existing garage to be demolished and two new homes are shown to be constructed on Lots 2 and 3 and Lot 4 is vacant. The following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee except the conditions noted with an “[S]” which shall be complied with at the time of Second Stage Plan approval required by Code Section 135-10F.2.
    (Exhibit D)

    Architectural Elevations & Second Stage Plan Approval:

    1. The subdivision plan shall be revised to be consistent with the revised Four Lot Subdivision Plan prepared by Momenee and Associates, Inc. dated June 2, 2014, last revised October 1, 2014, which revised plan contains only three lots.
    2. There shall be no further subdivision of Lot 1 in order to create a building lot as long as the existing house remains on Lot 1.
    3. The applicant shall not file a final plan for any other subdivision of the property provided no appeal is taken by any third party from approval of the revised plan dated June 2, 2014 last revised October 1, 2014 and provided the conditions of approval of that Plan are acceptable to the applicant at the time of such approval.
    4. The existing garage shall be permitted to remain or shall be demolished in accordance with applicable zoning requirements. 
    5. Second Stage Plan approval shall be obtained from the Board of Commissioners for Lots 2 and 3. Such approval shall be obtained prior to the issuance of any permits. Architectural elevations of each home, including a list of materials, shall be submitted with each Second Stage Plan.
    6. 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 that application. “[S]”

    Access:

    1. Curb/driveway locations shall be clearly provided on each side of the cartway on Sheet 4 of the plan set. 
    2. If any changes are made to the location of the drive on Lot 1, it shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department. The removal of any tree in the right-of-way shall be subject to the approval of the Township Shade Tree Commission.

    Landscape Plan:

    1. The proposed Sourwood trees shall be removed from the landscape plan and replaced with either Swamp White Oaks or Bloodgood London Plane trees. “[S]” 
    2. Wooded lot calculations shall be subject to the approval of Township staff. The total number of trees removed for the proposed construction shall be indicated. The planting of compensatory trees shall be approved by the Township Arborist. “[S]” 
    3. A revised landscape plan complying with applicable Natural Features Code Sections 101-9 and 101-5B, Zoning Code Section 155-167.4 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted to the Township. The plan shall be subject to the approval of the Township Arborist and Planning staff prior to recording the Final Plan. “[S]”

    Stormwater Management:

    1. The stormwater system for all lots shall be designed for the maximum impervious surface on each lot. “[S]” 
    2. All roof drains shall directly connect to a seepage bed. “[S]” 
    3. The responsibility for the continued maintenance and operation of the seepage bed and other facilities shall be the obligation of the property owners. The maintenance responsibility for any basin serving more than one lot shall be clearly indicated to be the responsibility of the property owners served by such basin. “[S]” 
    4. 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 subject to the approval of the Township Solicitor prior to recording. “[S]” 
    5. The species of all trees on the property within twenty-five (25’) feet of disturbance shall be included on the plan. “[S]” 
    6. Additional detail is required in the sequence of construction activities. The demolition of the existing paving and structures shall be clearly listed in the sequences for all lots. Stabilization of disturbed demolition areas not being immediately graded or used for access shall be performed prior to the next step in the construction sequence. “[S]” 
    7. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit if the total disturbed area exceeds one acre. “[S]” 
    8. 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 needed and/or as directed by the Township so as to ensure acceptable conditions during the construction phase. “[S]” 
    9. Areas of existing diffused drainage onto adjacent properties shall be managed such that the peak rate of runoff does not increase in the general direction of discharge. “[S]” 
    10. 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. This shall be clearly noted on the plan and temporary/permanent grading adjusted as required. “[S]” 
    11. The grading on the southeast side of the development on Lot No. 3 shall be modified to not interfere with the existing flow of runoff from the adjoining property. Additional spot elevations and flow direction arrows on the contiguous property shall be provided in order to clarify the grading and ensure maintenance of existing drainage patterns. “[S]” 
    12. The seepage beds shall be dimensioned on the Plan to be located ten (10’) feet from a basement wall. They shall be located downhill from a building in the direction of surface runoff. “[S]” 
    13. All inlets in non-paved areas shall be graded in a twelve (12”) inch sump condition in order to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading. “[S]”

    Utilities:

    1. The location of the underground electric service lines shall be shown in the sanitary sewer profile.
    2. A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan. 
    3. The location of the water and electric service lines shall be shown in the sanitary sewer profile. The cartway surface elevation shall be provided.
    4. Adequate water supply shall be documented for the subdivision.

    Construction Details:

    1. Depressed granite curb and concrete apron shall be indicated at all driveway access locations.
    2. The high point elevations in New Gulph Road shall be shown and labeled on Sheet No. 4 of the Plans.

    Standard Conditions of Approval:

    1. 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).
    2. 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.
    3. Revisions to the plan shall address the Township Engineer’s September 26, 2014 review letter in a manner consistent with these conditions of approval for the plan dated June 2, 2014 last revised October 1, 2014.
    4. New deeds shall be recorded for all lots after the Final Plan has been recorded.
    5. 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.
    6. 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. 
    7. 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.
    8. The property owner(s) shall comply with all federal, state, county and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    The Planning Commission recommended approval of the following waivers:

    • Subdivision & Land Development Code Section 135-35, Irregular Lots, to create irregular lot and lot lines that are not perpendicular to the right of way.
    • Deferral of the requirements in Subdivision & Land Development Code Section 135-28, to construct sidewalks along New Gulph Road. 
    • Subdivision & Land Development Code Section 135-30, Shade Trees, to not install shade trees along Pennswood Road. 
    • A partial waiver of Stormwater Management & Erosion Control Code Section 121-4A to not provide during construction stormwater management controls for the 25, 50 and 100 year storms.
    • Application fees (not including consultant’s escrow fees) for the revised plan dated June 2, 2014, last revised October 1, 2014 otherwise required by Subdivision & Land Development Code Section 135-50A.

    PUBLIC COMMENT

  15. PRELIMINARY SUBDIVISION PLAN

    121 Pennswood Road,
    Bryn Mawr, SD# 3725, Ward 10.

  16. Expiration Date – 10/25/2014 ......................................... Zoning – R 3

    Applicants – Paul & Sarah Robinson
    Property Owners – Paul & Sarah Robinson
    Applicant’s Representative – Fred B. Fromhold, Fromhold Jaffe and Adams

    Consider for recommendation to the Board a Preliminary Subdivision Plan prepared by Momenee & Associates, Inc. dated June 2, 2014, last revised August 22, 2014, showing the subdivision of the existing 66,519 square foot (1.5 acres) lot into three new lots. The existing single family dwelling is shown to remain on Lot 1 with the existing garage to be demolished and two new homes are shown to be constructed on Lots 2 and 3. 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, September 8, 2014, the Planning Commission recommended approval subject to the following conditions:

    Architectural Elevations & Second Stage Plan Approval:

    1. The applicant shall explore alternative subdivision and driveway designs that maintain some of the existing open space at the corner of Pennswood and New Gulph Roads.
    2. The applicant shall flip the driveway on Lot 3 so that it is further away from Pennswood Road.
    3. Second Stage Plan approval shall be obtained from the Board of Commissioners for Lots 2 and 3 prior to the issuance of any permits. Architectural elevations of each home, including a list of materials, shall be submitted with each Second Stage Plan.
    4. 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.
    5. The applicant shall consider adding the existing home to the Historic Resource Inventory.

    Sidewalk:

    1. The applicant shall install a four foot wide sidewalk along the full frontage of New Gulph Road.
    2. The applicant shall consider constructing a curb bump out at the southwest corner of New Gulph and Pennswood Roads.

    Access:

    1. Curb/driveway locations shall be clearly provided on each side of the cartway on Sheet 4 of the plan set.
    2. The final location of the drive on Lot 1 shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department. The removal of any tree in the right-of-way shall be subject to the approval of the Township Shade Tree Commission.

    Landscape Plan:

    1. Two new street trees shall be installed along Pennswood Road in the existing tree lawn.
    2. The proposed Sourwood trees shall be removed from the landscape plan and replaced with either Swamp White Oaks or Blood good London Plane trees.
    3. Wooded lot calculations shall be subject to the approval of Township staff. The total number of trees removed for the proposed construction shall be indicated. The planting of compensatory trees shall be approved by the Township Arborist.
    4. A revised landscape plan complying with applicable Natural Features Code Sections 101-9 and 101-5B, Zoning Code Section 155-167.4 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted to the Township. The plan shall be subject to the approval of the Township Arborist and Planning staff prior to recording the Final Plan.

    Stormwater Management:

    1. All roof drains shall directly connect to a seepage bed. The roof drains from Lot 1 shall be directed into a BMP seepage bed where feasible. The direct runoff volume from the roof area for the two (2) year storm shall be used.
    2. The responsibility for the continued maintenance and operation of the seepage bed and other facilities shall be the obligation of the property owners.
    3. 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 subject to the approval of the Township Solicitor prior to recording.
    4. The species of trees on the property within twenty-five (25’) feet of disturbance shall be included on the plan.
    5. Additional detail is required in the sequence of construction activities. The demolition of the existing paving and structures shall be clearly listed in the sequences for Lots 2 and 3. Stabilization of disturbed demolition areas not being immediately graded or used for access shall be performed prior to the next step in the construction sequence.
    6. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit if the total disturbed area exceeds one acre.
    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 needed and/or as directed by the Township so as to ensure acceptable conditions during the construction phase.
    8. Qualifying calculations shall be submitted for the roof drain collection pipes, the inlet stormwater conveyance lines, and for the size/number of yard drains/inlets. Drainage area maps for the inlets/piping shall be submitted.
    9. The size, material and minimum slope of the roof drain collection pipes and inlet stormwater conveyance lines shall be shown on the plan and shall be consistent with the qualifying calculations in the final analysis. 
    10. Seepage beds shall be designed to empty the total design storm volume in twenty-four (24) hours or less. Calculations verifying this shall be included in the stormwater analysis. 
    11. Soil permeability tests shall be performed to a depth adequate to demonstrate the functioning of the systems. The percolation tests shall be performed as close to the area of the proposed seepage beds as feasible. The complete test report shall be submitted for review. 
    12. All inlets in non-paved areas shall be graded in a twelve (12”) inch sump condition in order to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading.
    13. A detail showing the connection of the twelve (12”) inch diameter outflow pipes to the trench drains shall be provided. 
    14. The inlets/drains and sump boxes shall be numbered on the plan for clarity and reference.

    Utilities:

    1. The location of the underground electric service lines shall be shown in the sanitary sewer profile. 
    2. A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan. 
    3. Adequate water supply shall be documented for the subdivision.

    Construction Details:

    1. A concrete apron shall be provided for any new driveway access location to Lot 1.
    2. Details of the concrete sidewalk shall be provided. Details shall conform to Township standards.

    Standard Conditions of Approval:

    1. The owner of Lot 1 shall provide an as built plan for Lot 1 to demonstrate that the impervious surface complies with the maximum allowable if and when the driveway is extended to Pennswood Road as indicated on the plan.
    2. 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).
    3. 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.
    4. Revisions to the plan shall address the Township Engineer’s August 29, 2014 review letter.
    5. New deeds shall be recorded for all three lots after the Final Plan has been recorded. 
    6. The Final Plan, complying with all conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval. 
    7. The owner will make payment of fees and expenses of the Township’s professional consultants who perform services on behalf of the Township with respect to these plans and the work contemplated thereunder and will establish and maintain with the Township those escrows for the payment of such fees required by Township Code. Owner agrees that any statement from the Township for such fees which remain unpaid for a period of 30 days may be recorded against the property as a municipal lien. 
    8. The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled. 
    9. The property owner(s) shall comply with all federal, state, county and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    PUBLIC COMMENT

  17. *** TABLED ***
    PRELIMINARY SUBDIVISION PLAN

    533 E Lancaster Avenue & 1024 Cedargrove Road,

    Wynnewood, SD# 3728, Ward 7.

  18. Expiration Date – 10/31/2014 ........................................Zoning – R 4/HROD

    Applicant – Mark Rayer
    Property Owner – Joseph Lane
    Applicant’s Representative – Fred B. Fromhold, Fromhold Jaffe and Adams

    Consider for recommendation to the Board a Preliminary Subdivision Plan prepared by Catania Engineering Associates, Inc. dated June 2, 2014, last revised September 19, 2014, showing the demolition of all existing buildings, consolidation of the two existing lots and the subdivision of the consolidated 66,519 square foot lot into five new lots. Five new homes are shown to be constructed on the new lots. 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 RECOMMENDATION WILL BE PROVIDED ON THE FINAL AGENDA

    PUBLIC COMMENT

  19. *** TABLED ***
    HISTORICAL COMMISSION

    1. Consider for recommendation to the Board a proposal to demolish the main house and detached garage at 527-533 E. Lancaster Avenue, William Penn Inn, Class 2, Wynnewood, 2014-D-14.

      On Monday, July 28, 2014, the Historical Commission recommended against demolition of the historic resource and recommended the imposition of a 90 day delay on the issuance of the demolition permit based upon testimony at the July 28, 2014 Historical Commission meeting from the public, the Lower Merion Historical Society and the Preservation Alliance who stand ready to engage in further discussions with the owner/developer. The Commission also recommended the adoption of the mitigation measures in the Wise Preservation Planning Historic Resource Impact Study dated July 7, 2014, items 2 a-f, should the project move forward after the delay period which the applicant agreed to. The Commission also recommended that all other development approvals shall be obtained before the historic resource is demolished. The Historical Commission further urged the applicant to consider alternatives to the demolition of this important historic 18th century resource in the Township.
      (Exhibit E)

    2. PUBLIC COMMENT

    3. Consider for recommendation to the Board a proposal at 1301 Montgomery Avenue, Ashbridge House, Class 2, Bryn Mawr, 2014-R-15 to remove the existing slate roof on the front portion of the house and replace it with asphalt shingles, remove the slate shingles from the sides of the roof dormers and replace with cementitious lap siding, repair the existing wood soffit, cornice sheathing, etc., repoint the existing chimney and remove the existing pole gutter on the front of the building and replace it with a half round gutter.

      On Monday, September 22, 2014 the Historical Commission recommended approval with the use of CertainTeed Grand Manor Architectural shingles of a gray color compatible with the existing slate, removal of the pole gutter with the installation of brown heavy gauge aluminum half round gutters and the installation of new flashings in copper. The applicant shall to return to staff with details on alternative materials for the dormer cheeks, including the retention of the existing slate or replacement with Grand Manor shingles matching those on the roof field. The Commission recommended approval of all other items related to the chimney and patching of soffits in kind as proposed.

    4. PUBLIC COMMENT

    5. Consider for recommendation to the Board a proposal at 438 Clairemont Road, Class 2, Villanova, 2014-R-17 to construct a two car garage with an entry addition on the front elevation and construct a second story addition to the rear elevation of the existing home. The second story addition will be constructed onto a later addition to the existing home that was constructed in the 1990’s.

      On Monday, September 22, 2014 the Historical Commission recommended the imposition of a one day delay on the issuance of the permit based upon the Historical Commission’s belief that the massing, location, materials and detailing of many elements of the application are historically inappropriate for the historic resource and would be detrimental to its historic character.

    6. PUBLIC COMMENT

    7. Consider for recommendation to the Board a proposal at 1201 Rose Glen Road, Keech Cottage, Class 1, Gladwyne, 2014-R-16, to construct a two story addition to the rear of the existing house, replace all existing windows, remove asbestos shingles and either restore the German clapboard siding or replace with fiber cement board to match the existing German siding, and build a Bilco door over the existing stairs to the basement.

      On Monday, September 22, 2014 the Historical Commission recommended approval of the rear addition to be clad with either vertical board and batten or horizontal lap siding with a six inch offset in either direction of the new addition along the west elevation as shown in the revised elevation drawing 4 dated September 22, 2014. The Commission also recommended the use of either cementitious siding with a smooth finish on the existing portion of the building or the retention of the existing German lap siding to be restored and retained or replaced in kind. With regard to the replacement of the windows, the Commission recommended the imposition of a zero day delay with new windows to be approved as noted on the application to be aluminum clad with 7/8th inch wide muntins as agreed to by the applicant. The Commission also recommended approval of the painted wood bilco door with metal hardware.

    8. PUBLIC COMMENT

  20. CERTIFICATES OF APPROPRIATENESS

    1. Consider for recommendation to the Board a Certificate of Appropriateness to install a rubber roof in lieu of a previously approved standing-seam roof on a third floor dormer at 27 W Lancaster Avenue, Ardmore, Junior League of Philadelphia, Ardmore Historic District.

    2. On Tuesday, October 7, 2014 HARB recommended approval subject to a condition that the asphalt shingles at the dormer shall match the shingles at the roof.

      PUBLIC COMMENT

    3. Consider for recommendation to the Board a Certificate of Appropriateness to renovate the front façade to include: signage, goose-neck lighting, operable café windows, a reclaimed wood slat awning and window apron and built-in planters at 5 W Lancaster Avenue, aka 7 W Lancaster Avenue, Ardmore, Fuel Restaurant, Ardmore Historic District.

    4. On Tuesday, October 7, 2014 HARB recommended approval subject to the following conditions:

      • Signage shall comply with Zoning requirements.
      • Lights shall be mounted to the stucco wall finish in lieu of cornice and any alternate.
      • The light fixture is subject to review and approval of a committee.
      • All conduit, wiring and junction boxes shall be concealed.
      • The awning shall not project more than 12” from the wall surface.
      • The planter and benches shall be freestanding.

      PUBLIC COMMENT

    5. Consider for recommendation to the Board a Certificate of Appropriateness to install three (3) additional rooftop Wireless Communication Facility antennae at 7 E Lancaster Avenue, Ardmore, Primavera Pizza Kitchen, Ardmore Historic District.

    6. On Tuesday, October 7, 2014 HARB recommended approval as submitted subject to obtaining State Historic Preservation Office (SHPO) approval.

      PUBLIC COMMENT

  21. DAS ANTENNA WAIVER

  22. Consider for recommendation to the Board a request for a waiver from Chapter 140, Definition of Micro Facility for the replacement of existing DAS antennas located on Gainsboro Road and W Dartmouth Road, Bala Cynwyd.(Exhibit F)

    PUBLIC COMMENT

  23. UNIFORM CONSTRUCTION CODE APPEALS BOARD

  24. Consider for recommendation to the Board the following:

    • Reappointing Thomas Weber as an alternate for an additional five year term to expire October, 2019; and
    • Appointing Ross Acchione to a new five year term to expire October, 2019.

    PUBLIC COMMENT

  25. NOISE ORDINANCE

  26. Staff will update the Committee on the progress of the pending Noise Ordinance.
    (Time Permitting)

    PUBLIC COMMENT

  27. UPCOMING ADVISORY BOARD MEMBER TERM EXPIRATIONS

    • Clifton Payne, December 2014, Environmental Advisory Council

    PUBLIC COMMENT

 

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