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 

SPECIAL 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):

    11 & 15 E Athens Avenue
    Escrow Release no. 4 - $39,622.00

    100 Lancaster Avenue
    Lankenau Hospital
    Escrow Release no. 6 - $359,041.00

    1632 Old Gulph Road
    Thistlegreen
    Escrow Release no. 1 - $227,923.00

    Redleaf Manor
    510 E. Lancaster Avenue
    Escrow Release no. 9 - $8,349.00

    131-151 Rock Hill Road
    Escrow Release no. 1 - $1,232,108.00

    110 Montgomery Avenue
    Escrow Release no. 3 - $29,817.00

    1601 Spring Mill Road
    Philadelphia Country Club
    Escrow Release no. 2 - $70,114.00

    822 W Lancaster Avenue
    Bryn Mawr Film Institute
    Escrow Release no. 2 - $16,773.00

    PUBLIC COMMENT

  3. CONDITIONAL USE DECISION

  4. 120 E Athens Avenue, Ardmore, First Baptist Church of Ardmore, Ward 8, SD# 3730.

    Expiration Date – 1/23/2015 ...................................... Zoning – R 4/HROD

    Consider for recommendation to the Board a recommendation from the Hearing Officer for the following conditional use requests (Exhibit B):

    • Zoning Code Section 155-151.B(1)(g) to convert the First Baptist Church into four residential units and retain the existing unit in the parsonage.
    • Zoning Code Section 155-152, to increase the impervious surface by an additional 3.3% or 983 s.f.
    • Zoning Code Section 155-152, to increase the building area by an additional 1.1% or 311 s.f.

    PUBLIC COMMENT

  5. PRELIMINARY LAND DEVELOPMENT PLAN

  6. 120 E Athens Avenue, Ardmore, First Baptist Church of Ardmore, Ward 8, SD# 3730.

    Expiration Date – 12/31/2014 ............................................ Zoning – R 4/HROD

    Consider for recommendation to the Board a Preliminary Land Development Plan to convert the existing church into four residential units and retain the existing residential unit in the parsonage. Parking is provided for the new units in the church in an underground garage in the basement of the church. Driveway access to the underground garage is via a driveway to St. Paul’s Road. A front porch will be added to the parsonage and the existing one-story, one-car garage on the rear of the parsonage will be removed and replaced with a one-story, two-car garage. The proposed improvements are shown on site plans prepared by Momenee & Associates, Inc. dated August 29, 2014, last revised October 17, 2014 and architectural elevations prepared by JTA Associates, Inc. dated October 21, 2014. 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, December 1, 2014 the Planning Commission recommended approval subject to the following conditions:

    Conditional Use:

    1. The applicant shall obtain conditional use approval for the following and any conditional use conditions shall be incorporated into these land development conditions:
      • Zoning Code Section 155-151.B(1)(g) to convert the First Baptist Church into four residential units and retain the existing unit in the parsonage.
      • Zoning Code Section 155-152, to increase the impervious surface by an additional 3.3% or 983 s.f.
      • Zoning Code Section 155-152, to increase the building area by an additional 1.1% or 311 s.f.

    Architectural Elevations:

    1. The cement tracery at the upper section of the existing windows in the church shall be maintained except where an existing window opening is being converted to a door opening. 
    2. Restoration glass shall replace all existing glass in the window fields of the church and all leading shall be restored as proposed in the Beyer Studio, Inc. report dated October 17, 2014 and as shown on Elevations A-4 and A-5.
    3. Custom louvers shall be used to replace two of the existing basement level windows on the St. Paul’s Road elevation of the church. 
    4. The proposed custom sectional overhead garage door shall be installed as shown on the elevations of the church with V-grooves to match the front doors on the church and the framing to match the existing framing on the church. There shall be no hardware on the exterior of the door.
    5. The existing buttress on the church may be removed up to the level of the coping with the exposed area to be repaired to match the existing. 
    6. The existing door assembly at the rear of the church may be removed along with the relocation of an existing window to this location with the area to be patched and refilled with stone to match the existing as shown on Elevation A-6. The existing door and area way to the basement at the corner of this elevation shall remain. 
    7. A painted aluminum railing shall be used on the porch of unit 4 in the church and shall be attached to the base of the porch only not the adjacent columns.
    8. Stone shall be added to the base of the inner section of the ADA accessible ramp to the church with the railing to be installed as shown on the elevations. 
    9. The doors in the church tower may be removed as shown on Elevation A-5. 
    10. The window at the top of the ADA accessible ramp on the church shall be replaced with a door with additional information to be submitted to staff for approval. 
    11. The louvers in the church tower shall be replaced with windows in a chestnut bronze color. 
    12. The basement windows in the church shall be replaced with louvered vents as shown on Elevation A-5 and A-7. 
    13. The existing stairs on the church shall be removed and replaced with a deck with a black painted aluminum railing instead of the composite material shown on Elevation A-4. 
    14. The existing door on the church shall be removed and be replaced with a window with the existing arch panel above to remain as shown on Elevation A-4.
    15. The existing window opening on the church shall remain but may be replaced with a single light door unit as shown on Elevation A-7 and the second window in from the edge may be converted into a door opening with a glass door. 
    16. The dormers on the church shall be constructed as shown on Elevations A-5 and A-7 with the use of Hardie board shingle siding and smooth Hardie board for the pilasters with a four inch reveal. 
    17. The windows in the proposed dormers on the church shall be constructed as shown with the addition of one horizontal simulated divided light muntin across the top to match the windows in the tower. 
    18. The roofing material on the church shall be CertainTeed as shown on the elevations.
    19. The dormer on the rear section of the church facing St. Paul’s Road shall be constructed as shown in the elevations with the roofing material as proposed. 
    20. Any proposed gutters on the new dormers and any changes to the existing gutters on the church shall be subject to the approval of staff. 
    21. The existing exterior stairs on the left and right sides of the parsonage shall be removed. 
    22. The front porch on the parsonage shall be constructed as shown on the elevations with a standing seam metal roof and square pilasters with additional details to be provided to staff on the proposed pilasters. 
    23. The existing doors on the side elevations of the parsonage shall be removed and replaced with windows to match the existing windows on elevation A-2. 
    24. The stucco on the rear addition to the parsonage shall match the existing stucco on the building. 
    25. The proposed garage on the parsonage shall be constructed as shown on the elevations with the garage door as shown on the drawings to be white with all white trim.
    26. The roofing material on the parsonage shall be as shown on the elevations. 
    27. The existing windows on the parsonage shall remain with the exception of those on the first floor of the front elevation and those on the first floor on the left side elevation which may be replaced to match the existing windows. The applicant shall provide additional information on the replacement windows to staff. 
    28. 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 proposed grading. 
    29. Any modifications to the windows shall be reviewed by staff. If staff determines any modification to be significant, then further review and approval by the Historical Commission shall be required.

    Landscape Plan:

    1. The proposed 42 inch fence along the western property line shall be increased in height to six feet across from the front face of the house to the end of the house at 109 St. Paul’s Road and then decreased to 42 inches from the end of the house to the rear property line. The existing chain link fence along this property line shall be removed. 
    2. The applicant shall consider extending the proposed six foot solid fence along the southern property line adjacent to 124 E Athens Avenue.
    3. A detail of the proposed fencing shall be added to the landscape plan.
    4. The applicant shall work with staff and the Township Arborist to evaluate the appropriate number of street trees to be installed on the property frontage. Any street trees not planted on this site shall be planted elsewhere on St Pauls Road. 
    5. New plant material shall be native to the greatest extent feasible. 
    6. Proposed utilities shall be located so as to minimize impacts to the existing trees along St Pauls Road and E Athens Avenue.
    7. Trash pick-up for the units shall performed by the Township. No dumpsters shall be placed on the proposed driveway to the church.
    8. All new mechanical equipment and any other similar improvements added to the exterior of the building or property shall be visually screened from adjacent properties by a wall, fence or landscaping.
    9. The wooded lot calculations shall be approved by the Township Arborist. 
    10. If trenches for utilities or 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. 
    11. A revised landscape plan complying with Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-167.7 and conditions herein with the exception of any waivers shall be prepared and sealed by a Registered Landscape Architect and shall be subject to the approval of the Township staff prior to recording the Final Plan. 
    12. All trees in the right-of-way shall be trimmed. Dead or diseased, trees shall be removed and replaced. New street trees shall be planted as required by the Shade Tree Commission.

    Stormwater Management:

    1. All roof drains shall be directly connected to a water quality BMP or seepage bed where feasible. The direct runoff volume for the two (2) year storm from the development roof areas shall be recharged to the extent feasible provided there is no harmful impact to trees to remain as determined by the Township Arborist. 
    2. Discharge from the requested additional recharge basins shall be converted from a concentrated flow to a sheet flow. The overflow shall be piped to a level spreader or bubble-up spreader and shall be directed to the street where feasible rather than to adjoining properties. A detail of the level spreader and basins shall be added to the plan.
    3. The seepage bed shall be dimensioned ten (10’) feet from a basement wall.
    4. 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 stormwater recharge facilities. 
    5. Structures shall be used where abrupt changes are made in storm sewer alignment. Clean-outs shall be provided in the changes in direction of the roof rainwater collection pipes. The location, size, material and minimum slope of the conveyance lines shall be specified. 
    6. The maximum time of exposure for bare soil areas shall be twenty (20) days before stabilization measures are implemented. This shall be clearly noted on the plan.
    7. The conveyance line from the trench drain shall have the capacity to convey the 100-year storm.
    8. 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. 
    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 provided as necessary and/or directed by the Township so as to ensure acceptable conditions during the construction phase.

    Access & Sight Distance:

    1. The centerline driveway profile shown does not match the grading on the plan and shall be revised. The applicant shall confirm that the final drive has a slope of less than fourteen (14%) percent. 
    2. The actual sight distance triangles shall be shown for each driveway. The sight distance of the new drive shall meet the desirable sight distance as specified by Penn DOT. It shall be demonstrated that the existing drive provides the minimum safe stopping distance required by Penn DOT Publication Title 67, Chapter 441. Calculations shall be provided as necessary. It shall be noted what improvements are necessary to be performed to achieve minimum safe stopping distance. The Traffic Safety Unit of the Lower Merion Police Department shall approve the final drive configuration/locations.
    3. Curb/driveway locations shall be clearly provided on each side of the cartway for the property frontage. The material of existing curb shall be listed on the plan.

    Utilities:

    1. The location, size, material and slope of the proposed sanitary laterals shall be shown. Separate permits, connection fees and approvals shall be obtained.
    2. The location of the proposed utility services shall be provided. The service locations shall be shown from the structure to the mains. 
    3. A Planning Module or Exemption shall be obtained from the City of Philadelphia and the DEP prior to recording the Final Plan.
    4. Adequate water supply shall be documented for the development. A letter from Aqua Pennsylvania shall be submitted certifying adequate supply for the property.
    5. The location of the electric service lines shall be shown. The services shall be placed underground unless it can be demonstrated that it is not feasible to do so. 
    6. The existing gas mains shall be shown along the full property frontage. 
    7. The existing sanitary sewer mains shall be shown to within two hundred (200’) feet of the development.

    Construction Details:

    1. Additional dimensions shall be added to the plan to delineate the revised walkways, driveways and other hardscape features.
    2. A high point spot elevation shall be shown in the driveway to ensure proper grading. 
    3. Calculations shall be provided for retaining wall heights exceeding four (4’) feet.
    4. A fill material soil stockpile location shall be provided.
    5. A certification by a civil engineer of the condition of the existing retaining walls to remain shall be provided. Any recommended improvements/repairs shall be performed by the applicant.
    6. Any existing depressed curb to be raised to full reveal shall be clearly noted on the plans. Curb and sidewalk shall be noted to be repaired/replaced as directed by the Township.
    7. Concrete apron shall be indicated at the new driveway access location. The sidewalk shall be noted to be carried across the driveway at grade. 
    8. The soil hydrologic classification shall be provided on sheet No. 5.

    Standard Conditions of Approval:

    1. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any building permits for any 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.
    2. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
    3. Noise from mechanical units or other similar mechanical devices shall not exceed the background noise levels by more than five decibels when measured at the property line.
    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 where determined to be feasible by the Township Engineer. 
    6. The applicant shall provide a name and contact information for the agent of the property owner authorized to accept service of process on the owner’s behalf.
    7. The applicant shall pay a recreation fee of $12,500 at the time the first building permit application for the project is submitted. 
    8. The Runoff and Erosion Control Plan and calculations shall be subject to the approval of the Township Engineer. Revisions shall address the Township Engineer’s October 27, 2014 review letter. 
    9. An As-Built Plan shall be provided documenting compliance with the maximum impervious surface and building area. 
    10. Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of any Certificates of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant. 
    11. 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.
    12. The Final 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 Preliminary Plan approval.
    13. All 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).
    14. 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. 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.

    PUBLIC COMMENT

  7. CONDITIONAL USE DECISION

  8. 907, 921 & 931 W Lancaster Avenue and 24 N Merion Avenue, Bryn Mawr, LD# 3721, Ward 10

    Expiration Date – 12/31/2014 ............................................ Zoning – BMV-3/4

    Consider for recommendation to the Board a recommendation from the Hearing Officer on a conditional use request to reduce the required 15 foot buffer area adjacent to the railroad tracks to three feet.
    (Exhibit C)

    PUBLIC COMMENT

  9. PRELIMINARY LAND DEVELOPMENT PLAN

  10. 907, 921 & 931 W Lancaster Avenue and 24 N Merion Avenue, Bryn Mawr, LD# 3721, Ward 10

    Expiration Date – 12/31/2014 ............................................. Zoning – BMV-3/4

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Bohler Engineering dated August 13, 2014 showing the demolition of three commercial buildings and two garages and construction of a two-story mixed use building with a 17,007 square foot footprint at 921 W. Lancaster Avenue to contain a mix of retail and office uses. The plan also shows the construction of a 4,637 square foot one-story addition at 907 W. Lancaster Avenue to connect to the existing commercial building at 921 W. Lancaster Avenue. The plan also proposes the relocation of the existing access driveway located at 921 W. Lancaster Avenue and construction of 180 on-site parking spaces to accommodate the proposed retail and office uses. 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, November 3, 2014 the Planning Commission recommended approval subject to the following conditions:

    Conditional Use:

    1. The applicant shall obtain conditional use approval to reduce the required buffer per Zoning Code Section 155-151-213.J.1.c and any conditional use conditions shall be incorporated into these land development conditions.

    Architectural Elevations/Signage:

    1. The new buildings and the exterior renovations to existing buildings shall be constructed in general conformance with the conceptual architectural elevations prepared by Bernardon Haber Holloway Architects PC dated August 15, 2014 unless otherwise approved by Township Staff.
    2. All four sides of all mechanical units, whether on the roof or on the ground, shall be screened. Any future at grade mechanical equipment shall be visually screened.
    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.
    4. All proposed signage shall comply with the Township Code in effect at the time sign permits are applied for.

    Pedestrian Circulation & Connections:

    1. The applicant shall work with the Township Engineer, the Traffic Safety Unit and Planning staff to provide a pedestrian pathway ranging in width from 2-3 feet along the property line with 18 N Merion Avenue with the pathway to widen to approximately 3 feet as it approaches N Merion Avenue.
    2. The applicant shall explore the feasibility of installing a curb bump out at the southeastern corner of the intersection of N Merion Avenue and Morton Road that lines up with the proposed crosswalk across N Merion Avenue to connect the development with the public parking lot across N Merion Avenue.
    3. If practicable, the applicant shall flip the one way drive aisle with the row of parallel parking spaces so that the spaces are adjacent to the property line with 18 N Merion Avenue.
    4. The applicant shall continue to work with staff to add crosswalks to the internal parking areas to help guide pedestrians safely through the site.
    5. Pedestrian access to and through a surface parking lot shall require signage giving warning of the pedestrian walkway.
    6. A sign shall be added to the N Merion Avenue entrance warning drivers of the pedestrian walkway. 
    7. Surface parking areas and pedestrian walkways connecting to them shall be well lit.

    Landscape Plan/Greening Standards/Fencing:

    1. The applicant shall revise the landscape plan to provide all required plant material on-site, unless Township Staff determines that a better planting plan can be achieved with less than all required plant material, in which case the reduced amount of plant material shall be planted off-site in the Bryn Mawr Village District as directed by Township Staff. 
    2. The applicant shall install an additional planted strip on the western side of the parking lot as presented at the November 3, 2014 Planning Commission meeting.
    3. The applicant shall investigate reducing the width of the main drive aisle from 24’ to 22’ wide. The additional area shall be added to the proposed walkways along the buildings and/or to increase the planted areas on the site.
    4. The applicant shall break up the large subsurface stormwater management seepage bed to allow deciduous trees to be planted in the planted islands in the main drive aisle. Any relocation of the seepage bed should not impede the ability to plant trees or other plant material in any of the planted islands already provided.
    5. Additional deciduous trees shall be added to the planted islands throughout the site that only contain shrubs and/or grasses.
    6. The proposed planting area adjacent to the fence/buffer shall be reduced in width and that reduced width shall be added to the adjacent linear planted island. Additional deciduous trees shall be added to the linear planted island and the proposed spacing of the trees shall be decreased in order to accommodate a greater number of trees.
    7. The area remaining after the adjustment of parallel parking spaces shall be added to a planted island containing additional shrubs, ornamental grasses and perennials. If feasible, additional deciduous trees shall also be planted in this area.
    8. Surface parking that is visible from the street shall be screened by a fence or wall and plantings. These plantings or shrubs shall be maintained at a height of two to three feet. 
    9. Parking and exterior loading areas shall be buffered from any adjacent pedestrian way by planting street trees and providing a six foot wide landscaped area with a continuous row of two foot high shrubs or a fence or seating wall not less than two feet and no more than three feet high. Shrubs shall be maintained at a height of two to three feet. 
    10. Any pruning of the proposed street trees shall be subject to the approval of the Township Arborist. 
    11. A detail of the proposed benches and planters shall be provided. 
    12. A six to eight foot tall fence with a uniform height shall be provided the entire length of the required buffer area. The style of fence shall be consistent along the railroad tracks. The fence shall be solid wood rather than a combination of wood and vinyl. 
    13. A revised landscape plan complying with the Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-141.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan. The revised plan shall be subject to the approval of Township staff.

    Traffic, Parking & Internal Circulation:

    1. An all way stop control intersection shall be designed and installed at the driveway at North Merion Avenue and shall be subject to the approval of the Township Engineer. A flashing warning signal shall be installed on the southbound approach over the bridge to alert drivers of the upcoming stop control. Penn DOT permits shall be obtained for the signalized warning sign.
    2. The applicant shall install crosswalks and ADA handicap ramps across North Merion Avenue. These improvements shall be shown on the plan. The traffic study shall be adjusted to clearly document the anticipated queue lengths at the approaches. Adequate detail of this area shall be added to the plan showing curb, sidewalk, walls and the parking aisle across North Merion Avenue. 
    3. The applicant shall remove one parking space adjacent to Lancaster Avenue to increase the size of the gathering spaces.
    4. Up to 35 off-site public parking spaces shall be counted to comply with the required parking for the development. 
    5. Parallel parking spaces shall be a minimum of twenty-two (22’) feet long. The two parallel spaces in front of the car wash shall remain outside of the right-of-way if they are to be counted toward the required parking.
    6. The actual sight distance triangles measured at the proper location on the driveway shall be shown for each driveway on Lancaster Avenue. The sight distance shall meet the desirable sight distance as specified by Penn DOT for the new driveway. Applicant shall apply for and obtain from Penn DOT a Highway Occupancy Permit for the new driveway and shall include the Township in that process. The plan shall be adjusted to reduce floor area, if required, as a result in any decrease in the number of on-street parking spaces. 
    7. The on-street parking spaces shall be adjusted as necessary to meet the required sight distance for the new drive. 
    8. The existing drive shall provide the minimum safe stopping distance required by Penn DOT Publication Title 67, Chapter 441. Calculations shall be provided as necessary. The necessary driveway modifications to be performed to achieve minimum safe stopping distance shall be noted. Turn restrictions shall be imposed if safe stopping distance cannot be achieved. The Traffic Safety Unit of the Lower Merion Police Department shall approve the final drive configurations/locations.
    9. The “Stop” sign and “Do Not Enter” sign labels at the end of the one-way parking aisle near North Merion Avenue are reversed and shall be corrected on the plan.
    10. A post development traffic study shall be conducted. Signal timing adjustments shall be made as required at the signals of Lancaster Avenue with North Merion Avenue and with Warner Avenue. The actual counts at the Lancaster Avenue main drive shall also be verified and the gap study re-evaluated as directed by the Township Engineer’s office. If sufficient gaps are not available, left turns out of the site shall be prohibited by signage for the applicable peak traffic hours. The applicant shall pay for and perform the reports and studies to codify any restriction determined to be necessary by the Township.

    Stormwater Management & Erosion Control:

    1. Applicant shall work with Township Staff and the Township Engineer to relocate the stormwater basin and/or the sanitary sewer main to ensure sufficient separation for installation and future maintenance and repair of both. The final location of the basin shall be approved by the Township Engineer. 
    2. All roof drains shall be directly connected to the seepage bed. The direct runoff volume for the twenty-five (25) year storm shall be used. Location, diameter, material and minimum slope of the connection lines shall be provided on the plan. The building on 907 W. Lancaster Avenue shall be included in the recharge calculations and controlled drainage area. 
    3. The responsibility for the continued maintenance and operation of the detention basin, inlets and outflow pipe shall be the obligation of the property owner. This note shall be clearly indicated on the plan and included in the Deed. 
    4. The size and number of perforations per linear foot of pipe shall be included in the seepage bed detail in addition to the current note stating that 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. 
    5. A description of how the permanent stormwater control facility will be operated and maintained shall be submitted by the design engineer. The frequency of inspection and the contact information for the party responsible for the operation and maintenance of the facility shall be listed. The plan shall be presented in recordable form as a covenant running with the land and shall be approved by the Township Solicitor prior to recording. 
    6. Certification attesting to the completeness of the design and compliance with Chapter 121 of the Lower Merion Code shall be included on the Erosion and Sediment Control Plans. 
    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 adjacent properties. Diversion berms, stoned construction staging areas, and inlets/piping shall be provided as necessary and/or directed by the Township so as to ensure acceptable conditions during the construction phase. 
    8. AASHTO No. 1 stone shall be used in the stormwater facility in place of the PaDOT 2B, AASHTO 57, or AASHTO No. 3 stone currently specified. The detail and notes shall be revised to reflect this requirement. 
    9. If determined appropriate by the Township Engineer, geotextile material shall be placed on the bottom of the storm facility in addition to the top and sides.

    Site Operations:

    1. Deliveries shall begin no earlier than 6 a.m. and conclude no later than 10 p.m.
    2. Refuse and recycling pick-up shall begin no earlier than 7 a.m. and shall conclude no later than 9 p.m. 
    3. All trash/recycling areas shall be fully enclosed with a solid material.

    Demolition:

    1. 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. 
    2. 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.

    Lighting:

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

    Construction Details:

    1. A certification by a civil engineer of the condition of any existing retaining walls to remain shall be provided. Any recommended improvements/repairs shall be made a condition of permit issuance.
    2. Details of the concrete apron shall be provided and shall conform to Township standards. 
    3. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit. 
    4. Prior to the issuance of grading permits, (a) a detail of the retaining wall shall be provided and (b) calculations shall be provided for wall heights exceeding four (4’) feet or if vehicle surcharge loading is anticipated. 
    5. A full reveal and depressed granite curb detail shall be provided for use on North Merion Avenue if/as directed by the Township. 
    6. The length of depressed granite curb on North Merion Avenue shall be dimensioned. Concrete apron shall be indicated and clearly delineated at the driveway access location.
    7. Radii dimensions of the curb returns at all drives shall be added to the plan. 
    8. Notes shall be included with the requested full reveal and depressed granite curb detail that include the following:
      a) The depressed curb height for the driveway shall be ¼ inch for each inch of existing curb reveal.
      b) Any curb replacement shall meet existing curb reveal height.
      c) One foot cut back is needed in the street area where any curb is adjusted and/or replaced. All joints shall be sealed.
      d) An additional concrete support is needed mid-span of each section of depressed curb in the driveway area.

    Utilities:

    1. The existing sanitary sewers shall be shown in Lancaster Avenue to within two hundred (200’) feet of the development.
    2. The existing Township sanitary sewer main servicing 18 North Merion Avenue shall be shown. The manholes for this main shall be indicated and rim and invert elevations provided.
    3. An easement shall be provided to the Township over the sewer line subject to the approval of the Township Solicitor and Township staff.
    4. Existing utility service locations shall be shown on the plan from the structures to the mains.
    5. The location of the existing sanitary laterals shall be shown. The connection for 18 North Merion Avenue shall be clearly indicated on the Township main within the applicant’s property.
    6. The use for the manhole shown near the access to North Merion Avenue shall be clarified on the plans. Any connected utility lines shall be shown within the applicant’s property.
    7. The location, size and material of the storm sewer lines in Lancaster Avenue shall be shown to within 200’ of the development.
    8. The material and trap location of the proposed sanitary lateral shall be shown. Adjustments to the size of the proposed line may be required. Separate permits shall be obtained from the Public Works Department.
    9. The location of the proposed utility services shall be provided to the mains. The locations of the water, electric and other utility mains shall be provided on the property frontage.
    10. Profiles of the storm sewers shall be provided on the plans.
    11. Adequate water supply shall be documented for the subdivision. A letter from Aqua Pennsylvania shall be submitted certifying adequate supply for the development.

    Standard Plan Items:

    1. The soil limitation and hydrologic classification shall be provided on sheet No. 8 of the plans.
    2. The existing building structures on adjoining properties within two hundred (200’) feet of the property shall be provided.
    3. Curb/driveway locations for properties on the opposite side of Lancaster Avenue shall be more clearly shown to the right-of-way limits.
    4. The location of the crosswalk on Lancaster Avenue in front of the development shall be clarified on the plans. It shall be refurbished as directed by the Township.
    5. Concrete road control monuments or other appropriate survey markers shall be installed at the right-of-way at the intersection of each property line and at all changes in direction as directed by the Township Engineer. 
    6. A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan.
    7. The error of closure shall be provided and shall not be greater than 1:5,000.
    8. The existing lot lines to be revised shall be shown as dotted.

    Standard Conditions of Approval:

    1. The applicant shall recycle the building materials associated with all building demolition.
    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 October 24, 2014 review letter. 
    4. 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.
    5. 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.
    6. 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.
    7. 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).
    8. The owner will make payment of fees and expenses of the Township’s professional consultants who perform services on behalf of the Township with respect to these plans and the work contemplated thereunder and will establish and maintain with the Township those escrows for the payment of such fees required by Township Code. Owner agrees that any statement from the Township for such fees which remain unpaid for a period of 30 days may be recorded against the property as a municipal lien. 
    9. The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled.
    10. The property owner(s) shall comply with all federal, state, county and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

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

    • A partial waiver from Natural Features Code Section 101-9A to allow substitutions within the required plant types to address specific site conditions and to meet Code requirements. Proposed substitutions include allowing grasses to count as part of the shrub requirements, providing 3 gallon ornamental grasses to count towards the shrub requirement at a value of 4 grasses to one shrub.
    • A partial waiver from Natural Features Code Section 101-9A to allow a portion of the required deciduous and evergreen trees to be planted off-site.
    • Streets & Sidewalk Code Section 133-15F to exceed the maximum width of a driveway opening.
    • Natural Features Code Section 101-9B.2, to not install a planted island after every twelve parking spaces.
    • Stormwater Management & Erosion Control Code Section 121-10, to allow grade changes within three feet of the property line.

    PUBLIC COMMENT

  11. PORCH ORDINANCE AMENDMENT

  12. Consider for recommendation to the Board authorizing the Township Secretary to advertise a notice of intent to hold a public hearing and adopt an ordinance amendment on January 21, 2015 to amend the Code of the Township of Lower Merion, Chapter 155, Zoning, Article XXV, Section 155-134B, Projections In Front Yards, to remove R-4 from the list of zoning districts.
    (Exhibit D)

    PUBLIC COMMENT

  13. CITY AVENUE DISTRICT ORDINANCE

  14. Consider for recommendation to the Board authorizing the Township Secretary to advertise a notice of intent to hold a public hearing and adopt an ordinance amendment on January 21, 2015 to amend the Code of the Township of Lower Merion, Chapter 155, Entitled Zoning to amend Article XXXV, City Avenue District, §155-217.C.(3) side yards to increase setback requirements for structures exceeding 48 feet in height, and §155-217.C.(10)(h) dimensional standards to limit the applicability of the building height and spacing requirements to buildings on the same lot.
    (Exhibit E)

    PUBLIC COMMENT

  15. APPOINTMENTS TO THE ARDMORE INITIATIVE BUSINESS DISTRICT AUTHORITY BOARD OF DIRECTORS

  16. Consider for recommendation to the Board a resolution to appoint the following individuals to the Board of Directors of the Ardmore Initiative Business District Authority with terms to expired as noted below.
    (Exhibit F)

    • Harry Althouse January 6, 2020
    • Linda Blum January 6, 2020
    • Mark Bachus Curran January 6, 2020
    • John Iannacone January 6, 2020
    • Joe Petrucci January 6, 2020

    PUBLIC COMMENT

  17. APPOINTMENT TO THE CITY AVENUE SPECIAL SERVICES DISTRICT BOARD OF DIRECTORS

  18. Consider for recommendation to the Board a resolution to re-appoint the following individual to the Board of Directors of the City Avenue Special Services District with terms to expire as noted below.
    (Exhibit G)

    • Robert D. O’Leary December 31, 2019

    PUBLIC COMMENT

  19. HISTORICAL COMMISSION

    1. Consider for recommendation to the Board a proposal to construct an 11 foot deep balcony and associated wood railing with stairs leading to the ground along the front side of the cottage to serve as a secondary egress from the second floor. The project entails the removal of an existing pent roof and two banks of existing windows to be replaced with two sets of new French doors. The existing stucco on the front wall will either remain or be replaced with wood board and batten siding at 801 Stony Lane, Henry Foundation for Botanical Research, Class 2, Gladwyne, 2014-R-25

    2. On Monday, December 8, 2014 the Historical Commission recommended approval subject to the following conditions:

      • Repairs to the existing garage doors with the existing hardware to be salvaged and reused,
      • The removal of two existing triple window units to be replaced with triple paneled door and glazed sidelight units,
      • The replacement of one existing window,
      • The removal of the existing pent roof,
      • The installation of an 11 foot deep deck and associated stairway with a 36 or 42 inch high wood railing,
      • The existing stucco wall material to remain and be patched or be replaced in kind,
      • All windows and doors shall have exterior muntins to be painted or stained including the railings, deck, fascia and stairs; and
      • The existing chimney is to remain.

      PUBLIC COMMENT

    3. Consider for recommendation to the Board a proposal to remove an existing addition that was constructed in the 1980s on the northwest corner of the home and replace it with a two story addition, construct a second story addition above the existing mudroom on the south elevation, installation of two new window openings at the master bedroom on the north elevation and installation of two new window openings at an existing bedroom on the west elevation at 1790 Aloha Lane, Class 2, Gladwyne, 2014-R-18

    4. On Monday, December 8, 2014 the Historical Commission recommended approval as represented in the current submission dated September 8, 2014 last revised November 30, 2014 with clarifications as noted at the December 8, 2014 Historical Commission meeting with clarification to be provided to staff on a final set of drawings. If the drawings do not match the expectations of staff then the applicant can return to the full Commission for clarification.

      PUBLIC COMMENT

    5. Consider for recommendation to the Board a proposal to construct a greenhouse onto the existing barn at 1950 Spring Mill Road, Riverbend Environmental Education Center, Class 2, Gladwyne, 2014-R-22.

    6. On Monday, December 8, 2014 the Historical Commission recommended approval as submitted subject to the applicant providing a revised isometric drawing showing the proposed materials and paint colors.

      PUBLIC COMMENT

    7. 1850 W Montgomery Avenue, Clairemont Outbuilding, Class 2, Villanova. 2014-R-26
      Consider for recommendation to the Board a proposal to relocate a previously approved detached garage. The garage is shown attached by a small proposed mudroom to the dwelling on the south elevation. All materials that were previously approved will be used on the revised garage.

    8. On Monday, December 8, 2014 the Historical Commission recommended approval as submitted and noted that they find this to be a more suitable location for the garage.

      PUBLIC COMMENT

  20. CERTIFICATES OF APPROPRIATENESS

    1. Consider for recommendation to the Board a Certificate of Appropriateness to install an 8 square foot freestanding sign perpendicular to Buck Lane at 461 W. Lancaster Avenue, Haverford, Nelly Berman School of Music, Haverford Station Historic District.

      On Tuesday, December 2, 2014 HARB recommended approval as submitted.

    2. PUBLIC COMMENT

    3. Consider for recommendation to the Board a Certificate of Appropriateness to install an 18 by 24 inch projecting sign at 8 E. Lancaster Avenue, Ardmore, Ardmore Historic District, The Tasting Room.

      On Tuesday, December 2, 2014 HARB recommended approval as submitted.

    4. PUBLIC COMMENT

  21. UPCOMING ADVISORY BOARD MEMBER TERM EXPIRATIONS

    • Clifton Payne, December 2014, Environmental Advisory Council
    • Robert Fox, January 2015, Zoning Hearing Board

    PUBLIC COMMENT

 

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