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. MUST ORDINANCE AMENDMENT

  2. Consider for recommendation to the Board authorizing the Township Secretary to advertise a public hearing and notice of intent to adopt an ordinance amendment on March 18, 2015 to amend the Code of the Township of Lower Merion, Chapter 155, Entitled Zoning, Article XVIIB, Mixed-Use Special Transportation District by amending Section 155-87.20 Purpose and Applicability, to amend Section 155-87.21 Use Regulations to limit drive through uses, to amend Section 155-87.22 Dimensional Standards for development, to amend Section 155-87.23 Parking and Loading Requirements and to amend Section 155-87.25 Development Design Standards.
    (Exhibit A)

    PUBLIC COMMENT

  3. ESCROW RELEASES

  4. 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 B):

    131-151 Rock Hill Road
    Escrow Release no. 3 -- $321,422.00

    600 Righters Ferry Road
    Escrow Release no. 1 -- $294,030.00

    1112 W Lancaster Avenue
    Escrow Release no. 1 -- $122,858.00

    1632 Old Gulph Road
    Escrow Release no. 2 -- $26,281.00

    550 W. Lancaster Avenue
    Wilkie Lexus
    Escrow Release no. 1 -- $59,290.00

    PUBLIC COMMENT

  5. PRELIMINARY LAND DEVELOPMENT PLAN
    111 Union Avenue,
    Bala Cynwyd, Ward 9.
    Expiration Date – 3/1/2015 ........................................................ Zoning – R 4

  6. Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Site Engineering Concepts, LLC dated December 1, 2014, last revised December 19, 2014 showing the conversion of the site to a community mikvah including the removal of 2,959 square feet of impervious surface and alteration of the existing parking area for the provision of 17 parking spaces. The following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday, February 2, 2015 the Planning Commission recommended approval subject to the following conditions:

    Landscaping/Site Amenities:

    1. A detail of all proposed fencing, including around the trash area, shall be included on the landscape plan. The applicant shall work with staff on the style of the fencing.
    2. The applicant shall indicate the location of any proposed signage. The applicant shall work with staff on the design of any signage.
    3. All woody vegetation to be retained within twenty-five (25’) feet of a building site or disturbed area shall be protected from equipment damage by fencing placed at the driplines. The accurate locations of the driplines of trees and tree protection fence shall be provided. A detail of the tree protection fence, that complies with Township standards, shall be added to the plan. If the tree protection fence is not shown at the driplines of all trees to remain, the location shall be subject to the approval of the Township Arborist.
    4. A landscape plan complying with Natural Features Code Sections 101-9 and 101-5B and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted to the Township. The plan shall be subject to the approval of the Township Arborist and Planning staff prior to recording the Final Plan.

    Stormwater Management:

    1. The limits of disturbance shall be more clearly delineated on the plan.

    Traffic & Circulation:

    1. A narrative evaluating and documenting the existing and proposed use relative to vehicle trip generation and an evaluation of the projected Level of Service of the driveway shall be provided.
    2. The actual sight distance triangles shall be shown for the driveway. 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.

    Construction Details:

    1. 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 made a condition of the permit issue.
    2. A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of the requested seepage bed and piping.
    3. A depressed granite curb detail shall be provided.
    4. Depressed granite curb shall be indicated at the driveway access location. The length of depressed curb shall be provided.
    5. The location of the construction entrance shall be shown in the plan view.
    6. The location and limits of the proposed silt fence shall be clarified prior to issuance of any permits.
    7. The width of the access drive shall be dimensioned on the plan.

    Utilities:

    1. The existing electric utility service location shall be clearly shown to the structure.
    2. An approved Planning Module, Exemption or letter from the DEP indicating that no sewer planning is required must be obtained prior to recording the Final Plan.
    3. The location of the existing twelve (12”) inch TC pipe on the property shall be shown to its source.

    Plan Requirements:

    1. The soil limitation and hydrologic classification shall be provided on the plan.
    2. The error of closure shall be provided and shall not be greater than 1:5,000. 
    3. 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 feasible as determined by the Township Engineer.
    4. The addresses of adjacent properties shall be added to the plan.

    Lighting:

    1. The foundations of the proposed light fixtures shall not interfere with the existing service utilities. If adjustments are necessary, they shall be at the direction of the Township Engineer.
    2. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any 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.
    3. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.

    Standard Conditions of Approval:

    1. All sides of all mechanical units, whether on the roof or on the ground, shall be screened. Mechanical units shall be located as far from the property line as practical. 
    2. If required by a Township Public Safety Agency, all 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. 
    3. Revisions to the plan shall address the Township Engineer’s January 22, 2015 review letter except to the extent modified in the conditions.
    4. Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of a Certificate of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant. 
    5. 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).
    6. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission. 
    7. The Final Plan, complying with all conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval.
    8. 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 and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    PUBLIC COMMENT

  7. TENTATIVE SKETCH PLAN
    152-156 Cricket Avenue & 15 W Spring Avenue,
    Ardmore, Ward 4, SD# 3735.
    Expiration Date – 3/1/2015 ................................................ Zoning – R 6A

  8. Consider for recommendation to the Board a Tentative Sketch Plan prepared by Yohn Engineering, LLC. dated November 26, 2014, last revised January 16, 2015 showing the construction of seven townhouses and six single-family semi-detached dwellings with a common driveway to Cricket Avenue. The following conditions shall be complied with on the Preliminary Plan unless specifically exempted. On Monday, February 2, 2015 the Planning Commission recommended approval subject to the following conditions:

    Site Layout/Density:

    1. The existing right-of-way for 152 Cricket Avenue shall be adjusted to thirty (30’) feet from the centerline. The row of townhomes shall be shifted to provide the correct setback. 
    2. The applicant shall investigate converting townhouse units 12 and 13 into two twin units that face Cricket Avenue. If this layout is not feasible then townhouse units 11 & 12 shall be further offset from unit 13. In addition units 7-13 shall be designed in such a way that incorporates green space, building articulation, porches and other elements that reduces the paved area between the townhouses and twins.
    3. The applicant shall provide pedestrian scaled lighting, street trees and a mix of paving materials along the internal driveway.

    Architectural Elevations:

    1. Contemplated architectural elevations of all sides of all units, including a list of contemplated materials, shall be submitted with the Preliminary Plan.
    2. The design of the new units shall be generally compatible with the existing neighborhood including height, rhythm, architecture and mass and shall contain elements of Queen Anne and Colonial Revival architecture. Compliance with this condition shall be determined prior to approval of the Final Plan. If the applicant and staff cannot reach agreement on the final elevations, then the applicant shall return to the Board of Commissioners.
    3. The mean grade of the structure 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.
    4. The applicant shall provide details regarding the garage doors to be used on all units.

    Landscape Plan:

    1. The applicant shall investigate ways to mitigate the view of the rear portion of the development from W. Spring Avenue by either by providing a 3 foot high stone wall, a landscaped hedge or other plantings between the semi-detached homes. 
    2. A landscape plan complying with Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan. 
    3. Wooded lot calculations shall be provided on the Preliminary Plan and shall be subject to the approval of the Township Arborist. The total number of trees removed for the proposed construction shall be indicated. 
    4. The applicant shall identify how the recreation area requirement will be met at the Preliminary Plan stage.

    Traffic and Circulation:

    1. Curb/driveway locations shall be clearly provided on each side of the cartway of Cricket Avenue and West Spring Avenue and within two hundred (200’) feet of the development. 
    2. A full reveal and depressed granite curb detail shall be provided on the Preliminary Plan. The length of depressed curb for the new driveway and the curb to be raised to full reveal shall be dimensioned on the plan. 
    3. A crosswalk and ADA compliant handicap ramps shall be installed at the intersection of Cricket Avenue and West Spring Avenue. Pedestrian signal upgrades shall be provided.
    4. The sight distance for the final location of the new drive shall be shown on the plan and shall meet the desirable sight distance as specified by Penn DOT. Also, design protection shall be provided for pedestrians crossing the proposed driveway and utility work via the public sidewalk. The final drive configuration/location shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department. 
    5. Centerline markings for the access driveway shall be shown. A stop bar and sign shall be indicated on the plan. 
    6. Adequate maneuverability for cars out of the garages and for delivery/service vehicles shall be documented. The radii at all driveway access/egress shall be adequate as determined by the Township Engineer. 
    7. A traffic study shall be submitted with the Preliminary Plan that fully evaluates the proposed driveway access to Cricket Avenue including the following:
      • The level of service;
      • The effect on adjacent driveways;
      • The impact to the signal at Cricket and West Spring Avenues;
      • The queue length from the signal and impact to the proposed driveway location;
      • The developer shall contact the Township Engineer’s Office to determine the intersections that shall be evaluated with regard to traffic impact from the proposed development.

    Stormwater Management and Erosion Control:

    1. At a minimum, the increased volume of stormwater generated by the proposed development for the twenty five (25) year storm shall be recharged. Meadow cover condition shall be used as the base line for determining the volume. Calculations documenting this shall be submitted with the Preliminary Plan.
    2. In addition to the twenty-five (25) year recharge requirement, the calculations shall demonstrate that the Rev infiltration volume requirements have been met for all impervious surface shown on the site. 
    3. Field tests such as double ring infiltrometer or hydraulic conductivity tests shall be performed at the level of the soil infiltration in order to demonstrate adequate design parameters. Complete test reports shall be submitted and the location of each test shall be indicated on the plan. This shall be submitted with the Preliminary Plan.
    4. A minimum depth of twenty-four (24”) inches between the bottom of the proposed seepage bed and the limiting zone shall be demonstrated. Soil tests shall be submitted with the Preliminary Plan as required to demonstrate compliance. 
    5. The seepage bed shall empty the Rev volume within four (4) days. Calculations demonstrating this shall be submitted with the Preliminary Plan. 
    6. The water quality volume (WQv) shall be calculated and demonstrated to be sufficient for the design. 
    7. The seepage beds shall be designed to empty the total design storm volume needed for peak rate control in twenty-four (24) hours or less. Calculations verifying this shall be submitted with the Preliminary Plan. 
    8. 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 the Final Plan. 
    9. The distance from the proposed stormwater recharge areas and the structures shall be dimensioned on the plan. Adequate separation between the system and footings shall be provided. A minimum separation of ten (10’) feet is required between a seepage bed and any basement wall. 
    10. All seepage beds shall contain a sediment trap accessible for maintenance. Details shall be submitted with the Preliminary Plan. 
    11. The Cn number for the pre-development conditions on the site shall be considered as meadow for all rate and volume control analysis. 
    12. The limits of disturbance and the amount of square feet of earth disturbance shall be listed on the Preliminary Plan. 
    13. Drainage area maps for the during construction analysis, the permanent facility analysis and for qualification of the existing storm sewer system shall be provided with calculations to be submitted with the Preliminary Plan.
    14. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit if the total disturbance equals or exceeds one acre. 
    15. 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 on the Preliminary Plan in order to ensure acceptable conditions during the construction phase.
    16. Proposed drainage patterns shall be clearly indicated on the Tentative Sketch Plan. Areas to have runoff collected and conveyed to the storm facility and those to be uncontrolled shall be clearly identified. Discharge from the stormwater basin shall be converted from a concentrated flow to a sheet flow. The overflow shall be piped to a level spreader, bubble-up spreader or if determined to be feasible, conveyed to an existing storm sewer system. Details shall be submitted with the Preliminary Plan.
    17. All roof drains shall directly connect to the stormwater facility. The location of the proposed collection system shall be shown. Details regarding the size, slope, and material shall be submitted with the Preliminary Plan.
    18. A “During Construction” stormwater basin shall be shown on the plan. 
    19. Erosion control measures shall be provided on the Preliminary Plan. The proposed construction access location shall be indicated. Details that conform to Township standards shall be shown. Certification attesting to the completeness shall be provided on the Erosion Control Plan.

    Construction Details:

    1. A sequence of construction activities shall be submitted. Installation of tree protection fence, a temporary basin, seepage bed, roof collection system, and level spreader 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. Details shall be submitted with the Preliminary Plan. 
    2. 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 demonstrated with the Preliminary Plan. 
    3. A fill material and topsoil stockpile location shall be provided. 
    4. A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of the seepage bed and prior to the start of earthmoving activities.
    5. Sidewalk and curb shall be noted on the plan to be repaired/replaced at the direction of the Township. 
    6. Details of the concrete apron and sidewalk shall be provided on the Preliminary Plan. Details shall conform to Township standards.

    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. The location of a proposed sanitary sewer extension shall be indicated. Easements shall be indicated if the line is to be dedicated to the Township. 
    3. The location, size, material, and slope of the proposed sanitary laterals shall be shown. 
    4. The location of all proposed utility services shall be provided 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. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1. 
    3. Revisions to the plan shall address the Township Engineer’s January 22, 2015 review letter. 
    4. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission. 
    5. The Preliminary Plan, complying with all applicable requirements, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Tentative Sketch Plan approval. 
    6. Approval of this Tentative Sketch Plan does not ensure that the developer or the owner can ultimately develop the property as shown in the plan. The proposed development’s compliance with various Township ordinances, including but not limited to the Natural Features Conservation Code shall not be determined until the applicant submits a Preliminary Plan for Township approval.
    7. The owner will make payment of fees and expenses of the Township’s professional consultants who perform services on behalf of the Township with respect to these plans and the work contemplated thereunder and will establish and maintain with the Township those escrows for the payment of such fees required by Township Code. Owner agrees that any statement from the Township for such fees which remain unpaid for a period of 30 days may be recorded against the property as a municipal lien.
    8. The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled. 
    9. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    PUBLIC COMMENT

  9. PRELIMINARY LAND DEVELOPMENT PLAN
    335 Righters Ferry Road,
    Bala Cynwyd, Ward 9, SD# 3690.
    Expiration Date – 2/28/2015 .................................... Zoning – RCA/R 6A District

  10. Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Momenee & Associates, Inc. December 20, 2014, last revised January 16, 2015 showing the construction of a four story apartment building containing 210 units and a two level parking garage beneath the building containing 319 parking spaces. The following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday, February 2, 2015 the Planning Commission recommended approval subject to the following conditions:

    Architectural Elevations/Historic Building:

    1. The buildings shall be constructed substantially as shown on the architectural elevations prepared by Minno & Wasko dated October 2, 2014, last revised January 16, 2015 with the exception of modifications required by these conditions of approval. 
    2. The proposed canopy above the parking in front of the building and over those portions of the underground parking areas that project out shall be partially enclosed on the sides. 
    3. Additional rows of precast accent bands shall be added to the rear and side façades of the parking garage.
    4. The openings on the western side of the parking garage shall be fully framed out with precast accent bands. 
    5. Per Zoning Code Section 155-217.F.5.b.6 all rooftop mechanical equipment shall be screened visually and acoustically. 
    6. The mean grade of the structure 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. Upon taking ownership of the property, the applicant shall submit an application to the Township to add the existing residence and barn ruins to the Historic Resource Inventory. Pending approval of the application, the applicant shall do nothing to undermine the integrity of the structure. 
    8. The applicant shall provide a narrative explaining what if any improvements are proposed to be completed on the existing residence.
    9. The applicant shall explain how the existing residence, ruins and stone retaining wall will be protected during construction and permanently stabilized.
    10. The applicant shall work with staff on the final design of the public gathering space furnishings.

    Pedestrian Pathways:

    1. The direct pedestrian access from the pedestrian way to the building entrance that is required by Zoning Code 155-217.C.2.a. shall be ADA compliant. 
    2. The applicant shall work with the owners of the adjacent properties, One Bala Plaza & Three Bala Plaza to provide curb cuts to access the multi-purpose path at the rear of the site.

    Landscape Plan:

    1. If after construction is complete staff determines that additional landscaping is needed to buffer the views of parking from Righters Ferry Road to comply with Zoning Code Section 155-217.D.1.c, the applicant shall submit a revised landscape plan that includes additional plant material.
    2. The applicant shall provide the Township with an agreement with the owners of 347 & 349 Righters Ferry Road to construct the proposed sidewalk on their property. 
    3. The final layout of the public gathering space shall be coordinated with 150 Monument Road to create a physical and visual link between the two public gathering spaces. 
    4. The landscape plan shall comply with the greening standards in Zoning Code Section 155-217.C.7. 
    5. A six foot wide landscaped area shall be provided along Righters Ferry Road per Zoning Code Section 155-217.D.1.c to screen the views of parking and exterior loading areas. 
    6. The landscape verge shall comply with the requirements in Zoning Code Section 155-217.F.5.e.1.b. 
    7. Wooded lot calculations shall be provided and shall be approved by the Township Arborist. The total number of trees removed/impacted by the proposed construction shall also be listed.
    8. The applicant shall work with staff on the selection of appropriate species for the site to achieve the buffering requirements. 
    9. A revised landscape plan complying with the applicable portions of the Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-141.7 and conditions herein and shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

    Traffic, Circulation & Parking:

    1. The applicant shall demonstrate that adequate maneuverability exists for the right-turn movement off the ramp from parking level 2.
    2. All loading and service functions shall be located within the building envelope per Zoning Code Section 155-217.D.8.c.
    3. A pavement marking and striping plan shall be provided. Areas in the parking garage where parking is restricted shall be clearly delineated with pavement markings. 
    4. The applicant shall install a left turn lane into the site from Righters Ferry Road. The design of the turn lane and all associated details shall meet the approval of the Township Engineer including the need for on-street parking restrictions in the area of the driveway and turn lane. Additional maneuverability diagrams shall be submitted to document the adequacy of the proposed geometry. 
    5. A traffic impact fee of $205,352.00 shall be paid prior to the issuance of any building permit for the development in accordance with the Act 209 study. 
    6. The actual sight distance triangles shall be shown for each driveway. The sight distance of the new driveway 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 at each driveway to achieve the required stopping distance. Notes on the plan that are not compatible with these requirements shall be removed. The final drive locations shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department.

    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 calculations shall clearly document that the increase in the twenty-five (25) year storm has been provided. Only the “Dead Storage” volumes can be used to meet this requirement. 
    2. During construction and post development stormwater management controls shall be addressed in the calculations. 
    3. The maximum bare area (without vegetative cover) shall not exceed twenty-five (25%) percent of the total area at any time. The sequence shall be adjusted and the project phased to keep the disturbed, non-stabilized areas below this threshold.
    4. All roof drains shall directly connect to the seepage beds. The location, size, slope and material of the roof drains shall be shown on the plan. 
    5. Seepage beds shall be designed to empty the total design storm volume in twenty-four (24) hours or less.
    6. Seepage bed details shall be included that clearly note a minimum twelve (12”) inches of cover. All stormwater basins shall be located ten (10’) feet from a basement wall and the required dimension shall be noted on the plan. 
    7. All seepage beds shall contain a sediment trap accessible for maintenance. 
    8. Soil permeability tests shall be performed to a depth adequate to demonstrate the functioning of the system. The location of all of the percolation tests shall be clearly indicated on the plan and shall clearly correspond to the test reports. 
    9. Construction details of all proposed stormwater management basins shall be provided and shall be consistent with the stormwater calculations used to demonstrate code compliance. 
    10. The description of how the permanent stormwater control facility will be operated and maintained 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. 
    11. Structures or clean-outs shall be used where abrupt changes are made in storm sewer alignment. This shall be clearly stated on the plans for the rainwater collection pipes to Seepage Bed A. 
    12. Newly graded slopes of over 25% shall be stabilized with sod or jute netting and seed. These areas shall be clearly delineated with shading on the plan. 
    13. The Certification attesting to the completeness of the design and compliance with Chapter 121 of the Lower Merion Code shall be signed on the plans. 
    14. Drainage area maps for the during construction analysis for the permanent facilities and for the permanent facilities shall be provided with calculations in order to document code compliance. 
    15. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit. 
    16. Due to the concentration of runoff into the existing Township storm sewer systems, adequate stabilization/erosion control shall be provided at the existing outfall locations. The size, material, and limits of the additional stone armoring shall be provided on the plan and shall be installed if/as permitted by the adjoining property owners. 
    17. The location of the outflow from the inlets on the adjoining property and documentation of their adequacy for the 100-year storm event shall be provided if the present analysis concept is maintained. Offsite contribution from Righters Ferry Road into SWS-6 shall be included as applicable. 
    18. 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 to ensure acceptable conditions during the construction phase.
    19. 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. 
    20. The location of all storm sewers within 200’ of the development shall be indicated. The size, slope and material of the sewers shall be clearly indicated. 
    21. Profiles shall be submitted for the storm sewers proposed with this application. 
    22. Details for all outlet structures shall be provided and shall match the values used in the stormwater calculations as finally approved.
    23. AASHTO No. 1 stone shall be provided for the recharge material in the detail for stormwater management system No. 1 rather than the AASHTO No. 3 stone now specified.
    24. An adequate number of observation ports shall be provided for all seepage beds and stormwater management systems. The locations shall be clearly shown in plan view details. 
    25. Seepage bed B shall be shifted outside the sanitary sewer easement. 
    26. The detailed information on the temporary basins on Page 21 shall be revised to be consistent with the final calculations and plans. 
    27. A detail of the rain garden shall be provided.
    28. A detail of the trench drain shall be provided.

    Construction Details:

    1. A detail of the retaining wall shall be provided with sufficient detail for construction. Calculations shall be provided for wall heights exceeding four (4’) feet. 
    2. Topsoil and fill material stockpile locations shall be provided that are of adequate size for the construction.
    3. 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 made a condition of the permit issue. 
    4. A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of the seepage bed and prior to the start of earthmoving activities. Notification shall also be indicated to be required prior to the installation of the sanitary sewer main. 
    5. Depressed granite curb and concrete apron shall be clearly indicated at the existing and new driveway access locations. The length of depressed curb shall be dimensioned on the plans. 
    6. Dimensions shall be added for the driveway and walkway widths.

    Utilities:

    1. A detail for the proposed drop sanitary manhole shall be provided and shall comply with Township standards. 
    2. The location of the existing on-lot sanitary sewer system shall be shown and the lateral lines shall be clearly indicated. The on-lot system shall be properly abandoned and a note to this effect shall be added to the plan. 
    3. The existing sanitary sewers shall be shown to within two hundred (200’) feet of the development. 
    4. All existing utility service locations, including the water and electric services, shall be shown.
    5. The location of the proposed electric services shall be clearly provided on the Utility Plan and shall have adequate separation distance to the proposed stormwater beds.
    6. Planning Module or Exemption approval shall be obtained from the City of Philadelphia and the DEP prior to recording the Final Plan.
    7. Adequate water supply shall be documented for the development. A letter from Aqua Pennsylvania shall be submitted certifying adequate supply for the additional demand.
    8. The water main shall be indicated in the sanitary sewer profile. Invert elevations for the sewer main through each structure shall be provided. A minimum .20’ elevation drop across each manhole shall be provided to offset hydraulic loss through the structures.
    9. Rim and invert elevations shall be provided on all storm profiles.
    10. All stormwater and sanitary sewer structures shall be labeled on the plans with a unique numbering system to identify them and coordinate the qualifying calculations and profiles.

    Standard Plan Conditions:

    1. The current Township and FEMA floodplain lines shall be shown on the plan. 
    2. \The applicant shall file a zoning permit to amend the floodplain in order construct a portion of the proposed sidewalks in the Township floodplain. 
    3. Per Chapter 92 of the Township Code, since the building is proposed to have more than 45 units, an on-site manager shall be provided. 
    4. The applicant shall provide the required recreation area fee at the time the building permit is submitted.
    5. The encroachments into the required buffer along the western property line with 301 Righters Ferry Road shall be removed prior to the recording of the Final Plan.
    6. The existing stream shall be shown on the plan to within two hundred (200’) feet of the property line.
    7. The error of closure shall be provided on the Record Plan and shall not be greater than 1:5,000.
    8. 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.
    9. The drafting quality of the plans shall be improved such that all information is clear and readable.

    Standard Conditions of Approval:

    1. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any permits. The location, luminaire type, wattage, means of control and pole height shall be indicated. Lighting shall be designed to minimize the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. Exterior luminaires shall be full cut-off unless it can be demonstrated that cut-off luminaires are more appropriate and will result in less off-site light trespass.
    2. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1. 
    3. Revisions to the plan shall address the Township Engineer’s January 22, 2015 review letter. 
    4. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission. 
    5. 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). (P)(PC0)
    8. The Final Plan, complying with all applicable conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of approval by the Board of Commissioners.
    9. The owner shall make payment of fees and expenses of the Township’s professional consultants who perform services on behalf of the Township with respect to these plans and the work contemplated thereunder and will establish and maintain with the Township those escrows for the payment of such fees required by Township Code. Owner agrees that any statement from the Township for such fees which remain unpaid for a period of 30 days may be recorded against the property as a municipal lien. 
    10. The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled. 
    11. The property owner(s) shall comply with all applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.

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

    1. Natural Features Code Section 101-5.B.2 to disturb or remove vegetation occupying environmentally sensitive areas including slopes 15% and greater.
    2. Natural Features Code Section 101-5.C.2b to disturb slopes 25% and greater.
    3. Natural Features Code Section 101-9A to allow for substitutions within plant types.
    4. Natural Features Code Section 101-5B to allow a portion of the required compensatory trees to be 8-10’ tall evergreen trees.

    PUBLIC COMMENT

  11. HISTORICAL COMMISSION

    1. Consider for recommendation to the Board a proposal at 415 Caversham Road, Class 2, Bryn Mawr, 2015-R-1 to construct a one-story addition onto the rear (west elevation) of the existing home and construct a new dormer on the existing garage.

      On Thursday, February 5, 2015 the Historical Commission recommended approval subject to the documents provided with the applicant to resubmit copies of the existing elevations and the new roof plan indicating the existing hip and ridge tiles with all other materials including both the specified stainless steel roof material and an alternate for copper in the standing seam proposed. All existing doors and windows in the new construction shall be painted wood with applied muntins to match existing.

      PUBLIC COMMENT 

    2. Consider for recommendation to the Board a proposal at 1521 Spring Mill Lane, Class 2, Villanova, 2015-R-2 to remove a covered open porch, remove and replace existing windows in the one-story northeast rear wing, remove an abandoned chimney, remove existing wood roofing shingles and replace with simulated slate shingles, continue an existing pent roof and fascia along the north and south elevations, install a new standing seam metal roof over the existing flat roof link between the house and garage, and remove and replace windows and doors on the east elevation.

      On Thursday, February 5, 2015 the Historical Commission recommended approval of the application as presented in the drawings dated January 13, 2015 including the supplemental window specifications or painted wood windows with simulated divided lights and applied wood muntins, including the reroofing of the structure with the faux slate specified including painted steel half round gutters and round downspouts, covers for any condensing unit line sets and the possibility of lead coated copper snow guards. The Commission also recommended approval of the demolition of the rear chimney with all materials to be salvaged and reused in the reconstruction of the rear chimney on the house to match the original, demolition of the existing modern porch addition with all repairs to be made in kind to the remaining masonry wall, modification to the section of the house that joins the main structure to the garage including removal of the existent parapet, removal and modification of several window openings as specified, stuccoing of the entire rear wall with incised joint lines to mimic limestone ashlar masonry and installation of a new standing seam lead coated copper sloped roof as specified as well as connections to existing pent eaves on the adjacent structure which will mimic the original eave details.

      PUBLIC COMMENT

  12. CERTIFICATES OF APPROPRIATENESS

    1. Consider for recommendation to the Board a Certificate of Appropriateness to raise a rear entry doorway and install a new door assembly, remove a brick chimney near a second floor
      rear shed dormer, raise the shed dormer roof height and install new windows, siding and roofing at 105 Old Gulph Road, Gladwyne, private residence, Mill Creek Historic District.

      On Tuesday, February 3, 2015 HARB recommended approval as submitted.

      PUBLIC COMMENT

    2. Consider for recommendation to the Board a Certificate of Appropriateness to change the orientation of the proposed new dwelling to accommodate land development approval, modify certain window locations, and install a bump-out for a first floor bathroom at 326 Righters Mill Road, Gladwyne, private residence, Gladwyne Historic District.

      On Tuesday, February 3, 2015 HARB recommended approval subject to Committee review and approval.

    3. PUBLIC COMMENT

  13. HISTORIC PRESERVATION CONSULTANT UPDATE

  14. Staff will update the Building and Planning Committee on the status of hiring a new historic preservation consultant to advise the HARB, Historical Commission, Township staff and Board of Commissioners.

    PUBLIC COMMENT

  15. UPCOMING ADVISORY BOARD MEMBER TERM EXPIRATIONS

    • Philip Ivory, HARB, March 2015. This concludes his first term.
    • Anthony Vale, Planning Commission, February 2015. This concludes his second term.

    PUBLIC COMMENT

 

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