Planning Division

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Mission

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

Responsibilities:

(include but are not limited to)

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

Categories

Building & Planning Committee

All Times Are Approximate

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

PRELIMINARY AGENDA

  1. PRELIMINARY SUBDIVISION PLAN
    475 Warick Road,
    Wynnewood, SD# 3727, Ward 8.
    Expiration Date – 10/5/2014 ............................................ Zoning – R 3

  2. Applicant – Michael G. Haines
    Property Owner – 475 Warick, LLC
    Applicant’s Representative – James S. Ettelson, Esquire, Offit Kurman

    Consider for recommendation to the Board a Preliminary Subdivision Plan prepared by Yerkes Associates, Inc. dated July 1, 2014, last revised August 22, 2014, showing the subdivision of the 92,626 square foot lot into four new lots. Three new homes are shown to be constructed on the new lots with the existing house to remain on one of 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. 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 consider constructing the houses on Lots 3 and 4 with primarily stone facades.
    2. The applicant shall construct the proposed home on Lot 2 substantially as shown on the elevations, including materials, prepared by Frank Betz Associates, Inc. dated May 2, 2006.
    3. Second Stage Plan approval shall be obtained from the Board of Commissioners for Lots 2-4 prior to the issuance of any permits if the plans are substantially different from the approved plan as determined by staff. 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.

    Sidewalks:

    1. The applicant shall install a four foot wide sidewalk with a three foot grass strip between the curb and the sidewalk along the full frontage of properties under his ownership on Morris Road. The sidewalk along Warick Road shall be removed from the plan.
    2. The applicant shall dedicate additional right of way as needed for the proposed sidewalk on Morris Road and shall prepare a Deed of Dedication for the additional right of way which shall be subject to the approval of the Township Solicitor prior to recording. 
    3. The applicant shall install a crosswalk across Morris Road and shall consult with the Township Engineer and Traffic Safety Division of the Lower Merion Police Department on the actual design and location of the crosswalk.

    Access:

    1. 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. It shall be noted what improvements are necessary to be performed to achieve required sight distance. The final drive configuration/locations shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department.
    2. Curb/driveway locations shall be provided on Warick and Morris Roads on each side of the cartway.
    3. The paving width behind the garage on Lot 2 shall be a minimum of twenty-five (25’) feet and a paved area shall be added at the back of the drive to assist in the backing of vehicles out of the garage. This shall be dimensioned on the plan. 
    4. ADA ramps shall be specified for the new sidewalk. Details shall be provided that meet ADA standards.

    Landscape Plan:

    1. Wooded lot calculations shall be provided on the plans and shall be subject to the approval of the Township Arborist. The total number of trees to be removed shall be indicated. The size, species and location of the replacement trees shall be subject to the approval of the Township Arborist.
    2. 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 with the Final Plan. The plan shall be subject to the approval of the Township Arborist and Planning staff prior to recording the Final Plan.

    Stormwater Management:

    1. At a minimum, the increased volume of stormwater generated by the proposed development for the twenty five (25) year storm shall be recharged. The hydrographs documenting compliance with this requirement shall be submitted for each lot. The dead storage recharge volume from the plan shall be used to verify compliance.
    2. The applicant shall verify that the proposed wooden deck on Lot 2 complies with Zoning Code Section 155-141.5(2) regarding spacing and construction over a porous surface. A coefficient for gravel shall be used for the deck in the stormwater calculations.
    3. Time of concentration analysis worksheets shall be provided for all analyzed, pre, during construction, and post-development drainage areas to document proper development of each.
    4. During construction stormwater management controls shall be addressed in the calculations. The location, grading and detail for the temporary basin(s) shall be provided.
    5. The responsibility for the continued maintenance and operation of the seepage beds and other facilities shall be the obligation of the property owners. This note shall be clearly indicated on the plan.
    6. The location of each double ring infiltrometer test shall be indicated on the plan.
    7. 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 for the beds on Lots 2 and 3.
    8. The seepage bed on Lot 3 shall be dimensioned to be ten (10’) feet from a basement wall.
    9. 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.
    10. Runoff shall not be directed into the seepage beds until the entire area contributing runoff has been stabilized. A temporary basin shall be designed and shown on the plan and the construction sequence and design adjusted to ensure that this requirement is met.
    11. 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 shall be listed on the plan. 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.
    12. Structures or clean-outs shall be used where abrupt changes are made in storm sewer alignment. This shall be clearly noted on the plans.
    13. A tabulated breakdown of the calculation of the combined CN number for each drainage area hydrograph shall be provided.
    14. Drainage area maps for each seepage bed inflow and by-pass area shall be provided and shall match the grading and calculations submitted. The grading shall be revised to direct “offsite” water from entering the beds or the calculations shall be adjusted to include this runoff. The sidewalk runoff shall be controlled with compensatory rate control incorporated into the facilities constructed with the development.
    15. Additional inlets shall be added to capture runoff exceeding the capacity of the roof gutter systems. This runoff shall be included in the routed drainage area to the seepage beds. 
    16. Qualifying calculations shall be provided to document the capacity of the roof collection pipes, inlet conveyance piping and the number/size of inlets. The inlet conveyance lines shall not be less than eight (8”) inches in diameter. 
    17. Certification attesting to the completeness of the design and compliance with Chapter 121 of the Lower Merion Code shall be signed on the plans.
    18. A sequence of construction activities shall be added to the plan. Installation of tree protection fence, a temporary basin, seepage bed, roof collection system, and connection to the Township storm system shall be listed. Notification of the Township Engineer shall be listed in the sequence following installation of protective barriers and prior to earth disturbance. Notification of the Township Engineer for inspection shall be listed prior to installation of the seepage bed and piping. 
    19. 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.
    20. If necessary, an NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to the issuance of any permit. 
    21. 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.
    22. 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. 
    23. AASHTO No. 1 stone shall be used in the seepage beds where needed for storage and rate control volume.
    24. The size, material and slope of the roof drain collection pipes and the inlet conveyance lines shall be provided.

    Utilities:

    1. The size, material, and slope of the proposed sanitary laterals shall be shown.
    2. The location of the existing utility mains shall be provided along the site frontage.
    3. The existing stormwater and sanitary sewers shall be shown to within two hundred (200’) feet of the development. Invert elevations of manholes and inlets shall be indicated on the property frontage. The size and material of the storm sewers shall be provided.

    Construction Details:

    1. All ADS pipe shall be further specified as HDPE pipe.
    2. Additional erosion control measures shall be provided on the plan. Silt fence shall be shown downgrade of all disturbed areas, along even contours. Inlet protection shall be provided.
    3. Depressed granite curb and concrete apron shall be indicated at all driveway access locations.
    4. A full reveal and depressed granite curb detail shall be provided.
    5. Depressed granite curb and concrete apron shall be indicated at the new driveway access locations. The length of depressed curb shall be dimensioned on the plan. The sidewalk shall be shifted to provide a grass strip area. Additional right-of-way shall be dedicated as required.
    6. The details of the concrete apron shall be revised to conform to Township standards. A 4,000 psi concrete compressive strength shall be specified.
    7. Notes shall be added to the full reveal and depressed granite curb detail that include the following:
      • The depressed curb height for the driveway shall be ¼ inch for each inch of existing curb reveal.
      • Any curb replacement shall meet existing curb reveal height.
      • A one foot cut back is needed in the street area where any curb is adjusted and/or replaced. All joints shall be sealed.
      • An additional concrete support is needed mid-span of each section of depressed curb in the driveway area.

    Standard Plan Items:

    1. The existing structures on adjoining properties within two hundred (200’) feet of the property shall be provided.
    2. The accurate driplines of trees on the lot in the area of construction activity shall be clearly shown on the plan.
    3. The error of closure shall be provided for each lot and shall not be greater than 1:5,000.
    4. The tract perimeter survey shall be signed and sealed by a registered surveyor.
    5. Concrete road control monuments shall be installed at the right-of-way at the intersection of each property line and at all changes in direction.
    6. A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan. 
    7. Adequate water supply shall be documented for the subdivision. A letter from Aqua Pennsylvania shall be submitted certifying adequate supply for the additional properties.

    Standard Conditions of Approval:

    1. New deeds shall be recorded for all lots after the Final Plan has been recorded.
    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. 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 waiver:

    • Subdivision & Land Development Code Section 135-28A, to defer the installation of a sidewalk along Warick Road.

    PUBLIC COMMENT

  3. PRELIMINARY SUBDIVISION PLAN
    121 Pennswood Road,
    Bryn Mawr, SD# 3725, Ward 10.
    Expiration Date – 9/30/2014 ......................................... Zoning – R 3

  4. 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 Bloodgood 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

  5. REDISTRICTING

  6. 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 October 15, 2014 to amend Ordinance 4024 by changing the effective date of the ordinance to January 1, 2015. Ordinance 4024 reapportioned the Township of Lower Merion by retaining 14 wards and changed the boundary lines of certain wards.
    (Exhibit A)

    PUBLIC COMMENT

  7. FOR DISCUSSION ONLY - TENTATIVE SKETCH PLAN
    150 Monument Road,
    Bala Cynwyd, Ward 9, SD# 3724.
    Expiration Date – 9/30/2014 .................................. Zoning – CAD-RCA District

  8. Applicant – Richard Gottlieb, Keystone Properties Group
    Property Owner – Monument KPG III LLC
    Applicant’s Representative – Carl Primavera, Esquire, Klehr, Harrison, Harvey, Branzburg, LLP

    There will be a presentation by the applicant of the Tentative Sketch Plan prepared by Lessard Design dated July 10, 2014 showing the construction of a six story apartment building containing 207 apartment units and 207 at and above grade parking spaces. A four story parking garage containing 272 parking spaces and 3,980 square feet of commercial area and the reconfiguration of the existing surface parking lot to provide 194 surface parking spaces is also shown. The following conditions shall be complied with on the Preliminary Plan. On Monday, July 28, 2014 the Planning Commission recommended approval subject to the following conditions: (Exhibit B)

    Architectural Elevations/Site Design:

    1. A Design Manual, including a list of materials, shall be submitted with the Preliminary Plan.
    2. The applicant shall demonstrate compliance with the Development Design Standards and the Architectural Design Standards of the RCA zoning district during the Preliminary Plan stage.
    3. The rear façade of the proposed residential building shall provide visual interest, articulation and pedestrian connections to the future road. The applicant shall demonstrate how the applicable floors of the residential building will relate to the future road and multi-purpose path.
    4. Any proposed recreation areas shall be delineated on the Preliminary Plan. 
    5. The primary pedestrian access point to the commercial portion of the proposed parking garage/retail building shall be located and accessed directly from Monument Road. 
    6. The mean grade of the structures shall be calculated and shown on the Preliminary Plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.
    7. The applicant shall consider relocating the public gathering space closer to the new commercial space by removing some of the parking spaces adjacent to the new entrance to the office building.

    Landscape Plan:

    1. A landscape plan complying with the greening standards in Zoning Code Sections 155-217.C.7 & 155-167.7, Natural Features Code Sections 101-9, 101-5B and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.
    2. Wooded lot calculations shall be provided and shall be subject to the approval of the Township Arborist. The total number of trees removed/impacted by the proposed construction shall be listed.
    3. The plan shall be revised to provide a three foot landscaped verge adjacent to Monument Road and a five foot landscaped verge located between the public multi-purpose path and the pedestrian way.
    4. The applicant shall work with staff to utilize terraced retaining walls and landscaping between the proposed pedestrian paths and the public gathering space.
    5. The applicant shall design the outdoor spaces and amenities, such as trails, so that they are interconnected with adjacent properties.

    Steep Slopes:

    1. The applicant shall demonstrate to the satisfaction of the Township Engineer that existing slopes greater than 25% are man-made or shall seek a variance prior to the submission of the Preliminary Plan to disturb the slopes. The Preliminary Plan submission shall include a request for a waiver from the steep slope requirements in the Natural Features Code.
    2. The applicant shall demonstrate during the Preliminary Plan stage how natural features, including steep slopes and woodlands, will be protected and enhanced.
    3. The applicant shall work with staff during the Preliminary Plan stage to design and locate the proposed walking trail without significantly disturbing steep slopes.

    Parking:

    1. The applicant shall consider eliminating some or all of the 34 parking spaces that are provided in excess of the minimum required.
    2. The applicant shall investigate if shared parking or access with an adjoining property is feasible.
    3. The calculation of the number of required parking spaces shall be subject to the approval of the Zoning Officer. The final number of required spaces shall be based on the Final Plan and the final architectural plans.

    Traffic & Circulation:

    1. The applicant shall contact the Township Engineer’s office to discuss and develop the scope of the proposed traffic study and the assumptions that will be used in the analysis. A traffic impact study shall be submitted with the Preliminary Plan that fully evaluates the following:
      • The proposed driveways;
      • The levels of service; and
      • The effect of this development on adjacent existing driveways and nearby signalized intersections.
    2. The applicant shall reduce the 32 foot wide drive aisle located between the parking garage and the existing office building to 24 feet and shall increase the green area between the two buildings if the maneuverability plans document that a narrower driveway is feasible.
    3. The width of the southernmost drive shall be reduced and the width of the planted median shall be increased.
    4. The applicant shall meet with the Fire Department to discuss how emergency access to the site will be accommodated.
    5. All driveways shall be re-constructed to allow the sidewalk to cross at an even grade (i.e. no handicap ramps).
    6. Concrete aprons shall be shown at all driveway locations.
    7. Existing curb/driveway locations shall be more clearly provided for Monument Road within two hundred (200’) feet of the development. The limits of the driveways shall be indicated to the right-of-way line.
    8. The actual sight distance triangles shall be shown for each driveway. The sight distance shall meet 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 the required sight distance. The final drive configuration shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department. 
    9. Stop bars and centerline pavement markings shall be provided as required to provide safe and efficient movement of traffic. All traffic control signage shall be provided on a “Signage and Pavement Marking” Plan. 
    10. Maneuverability diagrams shall be submitted with the Preliminary Plan. Adequate turning radii for all vehicle movements shall be documented. Fire truck access and maneuverability shall be fully documented as adequate.

    Stormwater Management:

    1. In order to improve water quality and reduce runoff within the sub-drainage basin area, recharge for the volume of runoff generated by the roof area for the two (2) year storm for all new roof areas in the development, i.e. the parking garage and residential building, shall be provided.
    2. At a minimum, the increased volume of stormwater generated by the proposed development for the twenty-five (25) year storm shall be recharged. A runoff coefficient of gravel (CN 85) shall be used to determine the amount of runoff generated by the areas of porous paving. Calculations documenting this shall be submitted with the Preliminary Plan.
    3. Seepage beds installed for rate control shall be designed to empty the total design storm volume in twenty-four (24) hours or less. Calculations verifying this shall be submitted with the Preliminary Plan.
    4. The requested seepage beds shall contain a sediment trap accessible for maintenance. Details shall be submitted with the Preliminary Plan.
    5. For any rate control seepage beds, soil permeability tests shall be performed to a depth adequate to demonstrate the functioning of the system. The location of the percolation tests shall be indicated on the plan and the complete test report shall be submitted with the Preliminary Plan.
    6. The limits of disturbance and the amount of square feet of earth disturbance shall be shown on the Preliminary Plan. 
    7. The species as well as the size of trees on the property within twenty-five (25’) feet of disturbance shall be included on the Preliminary Plan.
    8. A sequence of construction activities shall be submitted with the Preliminary Plan. Installation of tree protection fence, erosion control, any required temporary basin, seepage beds, and roof collection systems 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 existing paving shall be listed. Notification of the Township Engineer for inspection shall be listed prior to installation of any seepage bed and storm piping.
    9. 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.
    10. For disturbance of over one acre, an NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permits.
    11. The runoff crossing to the adjacent properties during the construction phase of the project shall be managed so that the water quality/quantity does not adversely impact the adjacent properties. Diversion berms, stoned construction staging areas, and inlets/piping shall be provided as required and/or as directed by the Township so as to ensure acceptable conditions during the construction phase. This shall be fully evaluated during the Preliminary Plan. 
    12. Proposed drainage patterns shall be shown in concept form. Overflow locations from recharge areas shall be clearly provided. Areas where runoff will be controlled by a basin and those areas that will have uncontrolled runoff shall be clearly indicated. 
    13. Discharge from any stormwater basin, seepage bed, or rain garden shall be converted from a concentrated flow to a sheet flow. The overflow shall be piped to a level spreader, bubble-up spreader or if determined to be feasible, conveyed to a closed storm sewer system. Details shall be fully evaluated with the Preliminary Plan. 
    14. Areas for stormwater management and all areas for post-development rate control and/or water quality shall be shown. The location of any required “during construction” temporary facility shall be shown. 
    15. Roof drains shall directly connect to a stormwater facility. The location of the proposed collection system shall be shown. Details regarding the size, slope, and material of the conveyance lines shall be evaluated with the Preliminary Plan. 
    16. Storm sewer profiles shall be provided for all fifteen (15”) inch diameter or larger lines. Storm sewer lines beneath the structure shall be avoided if feasible. Ductile iron pipe shall be used for storm lines to be constructed within the envelopes of the buildings.

    Construction Details:

    1. Erosion control measures including details that conform to Township standards shall be shown on the Preliminary Plan.
    2. A soil stockpile location shall be provided on the Preliminary Plan. 
    3. A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of any seepage bed and prior to the start of earthmoving activities.
    4. Full reveal and depressed curb details shall be provided on the Preliminary Plan. 
    5. Depressed curb and concrete apron shall be indicated at the driveway access locations. The length of depressed curb shall be dimensioned on the Preliminary Plan. 
    6. A note shall be added to the plan indicating that curb shall be repaired/replaced at the direction of the Township. 
    7. Details of the concrete apron and sidewalk shall be provided. Details shall conform to Township standards.
    8. Certification by a civil engineer of the condition of any existing retaining wall to remain shall be provided. Any recommended improvements/repairs shall be made a condition of plan approval.
    9. A detail of the proposed retaining walls shall be provided. Calculations shall be provided for wall clear heights exceeding four (4’) feet or for walls with equivalent surcharge loading.
    10. Certification that the existing stormwater facility is functioning shall be submitted with the Preliminary Plan.

    Utilities:

    1. Adequate water supply shall be documented for the development. A letter from Aqua Pennsylvania shall be submitted with the Preliminary Plan certifying adequate supply for the additional demand.
    2. Sanitary sewer profiles shall be provided for the relocated/proposed sanitary main. Accurate pipe material information shall be provided for existing and proposed lines. 
    3. The location of the existing sanitary laterals shall be shown.
    4. The location, size, material and slope of the proposed sanitary lateral(s) shall be shown. The relocated private sanitary main location shall be clearly indicated. 
    5. The location of the proposed utility services shall be provided on the Preliminary Plan. 
    6. The existing sanitary sewers shall be shown to within 200 feet of the development. 
    7. All existing utility service locations shall be shown. 
    8. The location of existing storm sewers, including the size, slope and material of the storm sewers, within two hundred (200’) feet of the property shall be shown on the Preliminary Plan.

    Standard Plan Conditions:

    1. The soil hydrologic classification shall be provided. Type B soil shall be listed in the analysis.
    2. The error of closure shall be provided and shall not be greater than 1:5,000.
    3. Existing and proposed impervious surfaces shall be clearly tabulated/itemized on the Preliminary Plan.

    Standard Conditions of Approval:

    1. A lighting plan shall be submitted with the Preliminary Plan. The location, luminaire type, wattage, pole height and illumination patterns shall be indicated. The lighting shall be designed to reduce the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties.
    2. Revisions to the plan shall address the Township Engineer’s July 21, 2014 review letter. 
    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. Approval of this Tentative Sketch Plan does not ensure that the developer or the owner can ultimately develop the property as shown on the plan. The proposed development’s compliance with various Township ordinances, including but not limited to the Natural Features Conservation Code shall not be determined until the applicant submits a Preliminary Plan for Township approval. 
    5. The Preliminary Plan, complying with all applicable conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of approval by the Board of Commissioners.
    6. 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. 
    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 applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.

    PUBLIC COMMENT

  9. UPCOMING ADVISORY BOARD MEMBER TERM EXPIRATIONS

    • Clifton Payne, December 2014, Environmental Advisory Council

 

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