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. LIQUOR LICENSE PUBLIC HEARING

  2. Consider for recommendation to the Board the transfer of a liquor license from a location outside of the Township to a new restaurant at 105 Coulter Avenue, Besito (formerly Plate Restaurant), Ardmore, Suburban Square.
    (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. 4 - $60,466.00

    600 Righters Ferry Road
    Escrow Release no. 2 - $244,100.00

    6 Lancaster Avenue
    Palmer Seminary
    Escrow Release no. 1 - $32,386.00

    PUBLIC COMMENT

  5. PRELIMINARY SUBDIVISION PLAN
    222 & 230 Ashland Avenue,
    Belmont Hills, Ward 3, SD# 3731
    Expiration Date – 3/31/2015 .................................... Zoning – R 5

  6. Applicant – Mark Rayer
    Property Owner – Umberto & Maria Scutti
    Applicant’s Representative – James G. Buckler, Esquire, Tollen & Buckler

    Consider for recommendation to the Board a Preliminary Subdivision Plan prepared by Catania Engineering Associates, Inc. dated May 19, 2014, last revised January 13, 2015, showing the subdivision of 3,751 sq. ft. from 222 Ashland Avenue (Lot 1) and 2,500 sq. ft. from 230 Ashland Avenue (Lot 2) to create a new 6,251 sq. ft. lot (Lot 3). A new single family detached dwelling with an 1,800 sq. ft. footprint, deck and an access driveway are proposed on Lot 3. On Monday, March 2, 2015 the Planning Commission recommended approval subject to the following conditions:

    Architectural Elevations & Second Stage Plan Approval:

    1.  Second Stage Plan approval shall be obtained from the Board of Commissioners for Lot 3 prior to the issuance of any permits. Architectural elevations of the proposed home, including a list of materials, shall be submitted with the Second Stage Plan.
    2. The mean grade of the structure on Lot 3 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.
    3. The applicant shall work with staff to construct an open front porch along the primary front façade of the proposed home.
    4. The proposed garage door shall have an architectural finish.

    Sidewalk:

    1. A four foot (4’) wide sidewalk shall be shown on the Final Plan and shall be installed by the applicant. Sidewalks shall be shown across the driveway at grade. Township standard sidewalk, concrete apron and depressed curb details shall be provided on the plan.

    Access:

    1. The actual sight distance triangles shall be shown for each driveway. The sight distance of the new drive shall meet the desirable sight distance as specified by Penn DOT. It shall be demonstrated that the existing drives provide 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 final drive configuration/location shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department.
    2. The length of depressed granite curb shall be indicated at the new driveway access location.

    Landscape Plan:

    1. Wooded lot calculations shall be provided on the plan. The total number of trees removed for the proposed construction and the number of compensatory trees shall be provided. The number, size, species and location of the compensatory trees shall be subject to the approval of the Township Arborist.
    2. A landscape plan complying with 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 Second Stage Plan.

    Stormwater Management:

    1. The proposed stormwater system shall be increased in size to provide recharge volume for the direct runoff of the proposed roof area for the two (2) year storm.
    2. The responsibility for the continued maintenance and operation of the stormwater system and other stormwater conveyance facilities shall be the obligation of the property owner. This note shall be clearly indicated on the plan and included in the Deed.
    3. Areas of existing diffused drainage onto adjacent properties shall be managed such that the peak rate of runoff does not increase in the general direction of discharge. The requested water quality system shall be proportionately directed by tributary drainage area and located on the front and rear of Lot 3. Runoff shall be directed into each system such that the overflow from the systems maintains the current drainage pattern/direction.
    4. The requested stormwater system shall be a minimum of ten (10’) feet from a basement wall and from the southern property line. This dimension shall be noted on the plan. An impervious liner shall be placed on the sides of the facility closet to the property lines.
    5. Stormwater systems shall not receive runoff until the entire drainage area contributory to the infiltration BMP has achieved final stabilization.
    6. Structures shall be used where abrupt changes are made in storm sewer alignment of any pipe that is eight (8”) inch diameter or larger.
    7. The maximum time of exposure for bare soil areas shall be twenty (20) days before stabilization measures are implemented. This shall be clearly noted on the plan.
    8. The limits of disturbance shall be clearly delineated on the plan. The amount of square feet of earth disturbance shall be listed.
    9. Existing contours shall be provided on the east side of the development in an area to include a forty (40’) foot peripheral strip of land on the adjacent property in order to document existing drainage patterns.
    10. The species of trees on the property within twenty-five (25’) feet of disturbance shall be included on the plan.
    11. Additional detail is required in the sequence of construction activities. Installation of any required tree protection fence, tree removal, and impervious surface removal shall be listed.
    12. The runoff crossing to the adjacent properties during the construction phase of the project shall be managed so that the water quality/quantity impact is minimized to the adjacent properties. Diversion berms, stoned construction staging areas, and inlets/piping shall be noted to be provided as necessary and/or as directed by the Township so as to ensure acceptable conditions during the construction phase.
    13. All inlets in non-paved areas shall be graded in a twelve (12”) inch sump condition in order to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading.
    14. The level spreaders/overflows from the proposed basins shall be field located with the concurrence of the Township Engineer so as to maintain existing drainage patterns/directions.

    Utilities:

    1. The existing sanitary sewers shall be shown to within two hundred (200’) feet of the development.
    2. Existing utility service locations shall be shown.
    3. The location of the existing sanitary laterals shall be shown for Lots 1 and 2. 
    4. The size, material, and slope of the proposed sanitary lateral for Lot 3 shall be shown. The location shall be adjusted so that it does not cross the curb/sidewalk/right-of-way of the adjoining property. A clean-out shall be placed at the change in direction. Separate permits from the Public Works Department shall be obtained.
    5. Addresses shall be provided on the plans for all adjacent properties for reference.
    6. The existing lot line to be deleted shall be shown as dotted and marked for removal.
    7. The location of the proposed water service shall be provided all the way to the water main.
    8. A Planning Module or Exemption shall be obtained from the City of Philadelphia and the DEP prior to recording the Final Plan.
    9. Adequate water supply shall be documented for the subdivision. A letter from Aqua Pennsylvania shall be submitted certifying adequate supply for the additional property.
    10. The electric service to Lot 3 shall be shown and clearly noted as an underground connection.

    Construction Details:

    1. The driplines of trees to remain on the lot in the area of construction activity shall be clearly shown on the plan.
    2. The silt fence on the southern side of the property may direct off-site runoff and should not be located on the upgrade side of the development.
    3. The soil stockpile shall be surrounded by silt fence.
    4. 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.
    5. Concrete road control monuments shall be installed at the right-of-way at the intersection of each property line and at all changes in direction where feasible as directed by the Township Engineer.

    Standard Plan Items:

    1. The existing structures on adjoining properties within two hundred (200’) feet of the property shall be provided. 
    2. The existing shed on Lot 2 shall be shifted to meet the required side yard setback.
    3. Indemnification Agreements shall be entered into with the Township for existing obstructions in the right-of-way of Lots 1 and 2.
    4. An As-Built Plan shall be submitted for Lot 1 prior to the release of final escrow. The plan shall certify the amount of impervious surface on the newly configured lot and shall document compliance with the maximum allowable impervious surface permitted in the Zoning Code.

    Standard Conditions of Approval:

    1. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm).
    2. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission.
    3. Revisions to the plan shall address the Township Engineer’s February 20, 2015 review letter.
    4. The Final Plan, complying with all conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval.
    5. 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. 
    6. 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.
    7. 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:

    • Natural Features Code Section 101-4B, Applicability, to not submit the required landscape plan with the subdivision application but rather with the Second Stage Plan.

    The applicant withdrew the following waiver:

    • Subdivision & Land Development Code Section 135-28A, to not install a sidewalk along Madison Avenue.

  7. SECOND STAGE PLAN
    1306 Waverly Road, Gladwyne,
    Fenimore, Ward 2, SD# 3433L#21B

  8. Applicant – Chris Bergh, The Pohlig Companies
    Property Owner – Fenimore, LP
    Applicant’s Representative – Chris Bergh, The Pohlig Companies
    Expiration Date – N/A ............................................ Zoning – R 1/OSPD

    Consider for recommendation to the Board a Second Stage Plan dated January 16, 2015, last revised February 12, 2015, prepared by Momenee and Associates, Inc. showing the construction of a 510 square foot pool house, a tennis court, pool and patio area. The following conditions shall be complied with prior to the issuance of any permits by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday, March 2, 2015 the Planning Commission recommended approval subject to the following conditions:

    Architectural Elevations:

    1. The proposed house shall be constructed substantially as shown in the architectural elevations prepared by Michael Visich Architects, dated October 23, 2014 with regard to mass, scale and materials.

    Hemlock Hedgerow Easement & Preservation Area:

    1. The applicant shall install temporary cyclone fencing to delineate the Preservation and Hemlock Hedgerow Easement Areas.
    2. The applicant shall demonstrate how the proposed improvements can be constructed without encroaching into the Preservation and Hemlock Hedgerow Easement Areas. If they cannot be constructed without encroachment then they shall be shifted off of the Preservation and Hemlock Hedgerow Easement boundary areas a sufficient distance as determined by staff.

    Landscaping:

    1. Any landscaping shown on the approved landscape plan on this lot shall be added to this Second Stage Plan.

    Stormwater Management:

    1. The responsibility for the continued maintenance and operation of the detention basin and other facilities shall be the obligation of the property owner. This note shall be clearly indicated on the plan and included in the Deed.
    2. Certification attesting to the completeness of the design and compliance with Chapter 121 of the Lower Merion Code shall be included on the plans.
    3. 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 unless written permission from the owner is provided. 
    4. 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 in order to ensure acceptable conditions during the construction phase.

    Utilities:

    1. The location of any proposed gas utility service shall be shown on the plan.

    Construction Details:

    1. Additional detail is required in the sequence of construction activities. Installation of the inlets and conveyance piping with the associated inlet protection shall be listed prior to construction of the pool, pool house, or tennis court. Notification of the Township Engineer for inspection shall be listed in the sequence prior to installation of the piping. 
    2. The detail of the boulder retaining wall shall be revised to indicate the geotextile fabric behind and beneath the boulders. Top and bottom spot elevations shall be added to the plan. Calculations shall be provided and shall account for vehicle surcharge loading.
    3. A note shall be added to the plan indicating that in addition to the start of earthmoving activities, the Township Engineer shall be notified 48 hours prior to the installation of the storm sewer.

    Standard Plan Items:

    1. Additional dimensions of the impervious surface shall be added to the plan including but not limited to the length and width of the parking area, the width of the walkways and drive, and overall length/width of the patio.
    2. A separate building permit shall be obtained for the proposed pool. The pool, equipment, and enclosure shall comply with the 2009 IRC, Appendix G. The pool equipment shall be shown on the plan.
    3. A summary tabulation of the existing and of the additional impervious surface that will be added to 1312 Waverly Road shall be provided to verify that it is within the allowable allocation.
    4. An easement shall be established with metes and bounds on 1312 Waverly Road for the utility service lines that cross onto that property. The easement language shall be subject to the approval of the Township Solicitor prior to recording.

    Standard Conditions of Approval:

    1. Revisions to the plan shall address the Township Engineer’s February 20, 2015 review letter. 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.
    2. The proposed home shall have an approved address number placed in a position that is plainly legible and visible from the street fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm).
    3. 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. 
    4. 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. 
    5. 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. PRELIMINARY SUBDIVISION PLAN
    327 Spring Mill Road,
    Villanova, Ward 6, SD# 3734
    Expiration Date – 3/31/2015 ............................................ Zoning – R 1

  10. Applicant – David & Lisa Van Adelsberg
    Property Owner – David & Lisa Van Adelsberg
    Applicant’s Representative – Kevin Momenee, P.E., Momenee & Associates, Inc.

    Consider for recommendation to the Board a Preliminary Subdivision Plan prepared by Momenee & Associates, Inc. dated November 18, 2014, last revised December 19, 2014, showing the two lot subdivision of an existing 1.9 acre lot (82,758 sq. ft.). The existing single family dwelling is proposed to remain on Lot 1. Construction of a new single family detached dwelling with a 3,100 sq. ft. footprint and a patio is shown on Lot 2. The plan shows a reconfiguration of an existing access driveway to serve as a common driveway for both 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, March 2, 2015 the Planning Commission recommended approval subject to following conditions:

    Second Stage Plan Approval:

    1. Second Stage Plan approval shall be obtained from the Planning Commission and Board of Commissioners for the proposed improvements on Lot 2 prior to the issuance of any permits. Architectural elevations of the proposed house, including a list of materials, shall be submitted with the Second Stage Plan application.
    2. A landscape plan complying with 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 Second Stage Plan for Lot 2. 
    3. The mean grade of the structures shall be calculated and shown on the plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

    Sidewalk:

    1. A future four foot (4’) wide sidewalk shall be shown on the Final Plan. The sidewalk shall be shown across the driveway at grade. Township standard sidewalk, concrete apron and depressed curb details shall be provided on the plan. The sidewalk shall be installed at such time as required by the Board of Commissioners. Street trees and other improvements shall be installed in a manner that will not interfere with the future installation of the sidewalk.

    Access:

    1. The cartway width shall be provided for Spring Mill Road. Curb/driveway locations shall be clearly provided on Spring Mill Road on each side of the cartway within 200 feet of the development.
    2. A driveway profile shall be provided since the grade for portions of the proposed drive exceeds ten (10%) percent.
    3. The actual sight distance triangles shall be measured ten (10’) feet from the cartway. It shall be demonstrated that the existing driveway 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 final drive configuration shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department.
    4. A roadway restoration detail shall be provided for the proposed utility connections in the street. The detail shall conform to Penn DOT standards.

    Landscape Plan:

    1. The wooded lot calculations including the number, size, species and location of the compensatory trees shall be subject to the approval of the Township Arborist.

    Stormwater Management:

    1. The outflow of the stormwater management system shall be connected to the existing closed storm system on the adjacent property. Prior to any connection occurring the closed system shall be investigated for adequacy and repaired if/as necessary through the adjacent property. If permission to connect to the closed system is not obtained, then additional soil testing and rate control will be required to determine if Code required volume control can be achieved. 
    2. The feasibility of constructing a rain garden in the southwest corner of Lot 2 shall be investigated by the applicant. Overflow from the rain garden shall be connected into the outlet pipe of the stormwater management system. The Township Arborist shall determine whether the rain garden adversely impacts any existing trees to remain. 
    3. Due to the existing problems with runoff within the drainage basin, the five (5) year post-development and during construction runoff shall be restricted to the two (2) year pre-development runoff. 
    4. At a minimum, the increased volume of stormwater generated by the proposed development for the twenty five (25) year storm shall be recharged. Additional measures to provide adequate stormwater management may be required if the alternate design criteria recommended by the Township Engineer cannot be achieved.
    5. The stormwater system for Lot 2 shall be designed with an additional 1,500 square feet of impervious surface to allow for future expansion. 
    6. Additional documentation shall be provided for the time of concentrations used for pre-development and post-development drainage areas or clearly conservative values shall be used. 
    7. The eastern diversion berm shall be removed from the during construction design in order to maintain drainage patterns. The during construction basin design shall be adjusted to accommodate the portion of runoff from Lot 1 that reaches the facility.
    8. Additional inlets and piping shall be provided downgrade of the proposed house and driveway in order to provide additional capacity in runoff collection. Inlets shall be added at the back corners of the proposed stormwater facility and the system shall be shifted to the rear of the property as far as practical in order to capture and control additional runoff. 
    9. All roof drains shall be clearly shown to directly connect to the seepage bed.
    10. 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. 
    11. The limits of disturbance for the demolition on Lot 1 shall be clearly delineated on the plan. The amount of square feet of earth disturbance shall be listed.
    12. Additional detail is required in the sequence of construction activities. Installation of the requested connection to the storm sewer on the adjoining property shall be listed. Notification of the Township Engineer for inspection shall be listed prior to installation of the seepage bed and piping.
    13. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit if the total earth disturbance exceeds one acre.
    14. 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 to ensure acceptable conditions during the construction phase.
    15. All inlets in non-paved areas shall be graded in a twelve (12”) inch sump condition to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading.
    16. It shall be verified that the storm manhole indicated at the south end of Lot 2 is non-functional or additional information shall be provided regarding its use. 
    17. Smooth interior HDPE shall be specified for the basin outflow pipe.
    18. The piping location for the existing drain on Lot 1 to be relocated shall be shown on the plan.
    19. Downspout locations shall be shown on the plan for the existing and proposed structures.
    20. Erosion control measures shall be provided for Lot 1. The work on Lot 1 shall be included in the construction sequence and shall be performed prior to construction of new impervious surface.
    21. The summary sheet comparing the during construction peak rates with the pre-development rates shall match the output of the hydrographs provided in the calculations. 
    22. The during construction basin outlet information provided on the plans shall fully match the outlet configuration used in the calculations.

    Utilities:

    1. The size, material, and slope of the proposed sanitary lateral for Lot 2 shall be shown.
    2. A Planning Module or Exemption approval shall be obtained by the City of Philadelphia and the DEP prior to recording the Final Plan.

    Construction Details:

    1. A fill material soil stockpile location shall be provided.
    2. A certification by a civil engineer of the condition of the existing retaining walls to remain on Lot 1 shall be provided. Any recommended improvements/repairs shall be a condition of the permit issue.
    3. A detail of the proposed retaining wall around the patio shall be provided. Top and bottom of wall elevations shall also be shown. Calculations shall be provided for wall heights exceeding four (4’) feet.

    Standard Plan Items:

    1. The hydrologic classification shall be shown on the plan as Type B in order to be consistent with values used in the calculations.
    2. The existing structures on adjoining properties within two hundred (200’) feet of the property shall be provided. The storm inlets and piping on the adjacent downgrade property shall be shown. 
    3. The existing sanitary sewers shall be shown on the western side of the property to within two hundred (200’) feet of the development. Rim and invert elevations shall be provided. All easements shall be indicated.
    4. The error of closure shall be provided for each lot and shall not be greater than 1:5,000. 
    5. Concrete road control monuments shall be installed at the right-of-way at the intersection of each property line and at all changes in direction where feasible as directed by the Township Engineer. 
    6. The seal used for the tract perimeter survey of the Record Plan shall be that of a professional surveyor not an engineer.
    7. An access easement is required on Lot 1 for the proposed driveway on Lot 2. Metes and bounds shall be provided.
    8. The proposed impervious area tabulation for Lot 2 shall clearly itemize the common driveway.
    9. Additional dimensions shall be provided on the plan for the proposed impervious walkways, driveways, and patio area.
    10. A Penn DOT Highway Permit shall be obtained for the proposed work within the right-of-way of Spring Mill Road.

    Standard Conditions of Approval:

    1. The Township Solicitor shall approve the language of all easements, including any crossover easements for the common driveway.
    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 February 20, 2015 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.

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

    • Subdivision & Land Development Code Section 135-7 to create a lot whose depth is greater than 2.5 times its width.
    • Subdivision & Land Development Code Section 135-28A, to defer the installation of a sidewalk along Spring Mill Road. 
    • natural Features Code Section 101-4B, Applicability, to not submit the required landscape plan with the subdivision application but rather with the Second Stage Plan.

    PUBLIC COMMENT

  11. PRELIMINARY SUBDIVISION PLAN
    715 Conshohocken State Road,
    Narberth, SD# 3738, Ward 3
    Expiration Date – 4/12/2015 .......................................... Zoning – R 1

  12. Applicant – Jamie Jun, Esquire, Fromhold, Jaffe & Adams
    Property Owner – Joseph & Claire E. Reich
    Applicant’s Representative – Jamie Jun, Esquire, Fromhold, Jaffe & Adams

    Consider for recommendation to the Board a Preliminary Subdivision Plan prepared by Momenee & Associates, Inc. dated December 19, 2014, showing a two lot subdivision of the existing 1.4 acre lot (61,778 sq. ft.) into two new lots of .7 acres each. The existing single family dwelling, a Class II Historic Resource, is proposed to be demolished. Construction of a new single family detached dwelling with a 3,432 square foot footprint, patio and a pool is shown on Lot 1. Construction of a new single family detached dwelling with a 3,432 square foot footprint, patio and pool is shown on Lot 2. The two new homes will each have driveways to Conshohocken State Road and an underground stormwater management system. On Monday, March 2, 2015 the Planning Commission recommended approval subject to the following conditions:

    Architectural Elevations:

    1. The applicant shall obtain all Township permits and approvals prior to demolition of the existing dwelling.
    2. The applicant shall work with staff to integrate the wall or portions of the wall into the property and landscape and shall consider alternative driveway layouts.
    3. The proposed houses shall be shifted 10’ feet closer to Conshohocken State Road if feasible.
    4. The historic hitch post shall either be retained or offered to the Lower Merion Historical Society or the Friends of the Cynwyd Heritage Trail.
    5. The proposed homes shall be constructed substantially as shown on the architectural renderings prepared by Morrissey Design, LLC dated with the exception of modifications required by these conditions of approval.
    6. Any substantial changes to the footprints of the proposed houses shall require Second Stage Plan approval from the Planning Commission and Board of Commissioners prior to the issuance of any permits.
    7. 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.
    8. The applicant shall submit a demolition plan with the Final Plan. The demolition plan shall indicate how dust and other air particles will be controlled, the procedure for demolishing the buildings and how the demolished building materials will be removed from the site. If asbestos or any other regulated hazardous material exists within the building, it shall be removed and certifications to that effect shall be filed with the Pennsylvania Department of Environmental Protection. Notice of demolition shall be provided by posting of the site at least seven days in advance of the proposed demolition.
    9. During demolition of the existing structures the applicant shall ensure that the contractor takes appropriate measures to minimize dust at all times during active demolition. A hose or water truck shall be provided on site to spray the buildings during demolition. 
    10. Mitigation measures in Section 8.B1 of the Wise Preservation Planning LLC Historic Resource Impact Study dated October 15, 2014 shall be implemented, including the following:
      • Item a) Documentation of the building including the interior and exterior with additional photos to be requested from the original family in addition to at a minimum a measured footprint drawing of the building with first floor interior detail where possible given the condition of the building, and
      • Item b) Salvage with the option of item c. Interpretive signage.
    11. The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing structures and stone retaining walls, including but not limited to stone, brick, and wood. Architectural details such as windows and interior and exterior details including but not limited to fixtures and any wood, glass and metalwork of quality and good condition shall be salvaged. The applicant shall provide documentation to planning staff indicating how this condition will be met.

    Sidewalk:

    1. A future four foot (4’) wide sidewalk shall be shown on the Final Plan. The sidewalk shall be shown across the drive at grade. Township standard sidewalk, concrete apron and depressed curb details shall be provided on the plan. The sidewalk shall be installed at such time as required by the Board of Commissioners. Street trees and other improvements shall be installed in a manner that will not interfere with the future installation of the sidewalk.

    Access:

    1. Curb/driveway locations shall be clearly provided on Conshohocken State Road on each side of the cartway within two hundred (200’) feet of the development.
    2. The actual sight distance triangles shown for each proposed driveway shall be verified to meet the desirable sight distance as specified by Penn DOT. The driveways shall be staked for review by the Traffic Safety Unit. The final drive configuration/locations shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department.
    3. Additional paved areas behind and to the rear shall be added to facilitate vehicle back-up and access to the garages.
    4. The driveway width at the cartway shall be dimensioned. The paved radii dimension at the cartway shall be indicated and shall be adequate for vehicle maneuverability and the posted road speed.

    Landscape Plan:

    1. The applicant shall remove all invasive bamboo and shall install a barrier to prevent the bamboo from spreading onto adjacent properties. The applicant shall not be obligated to take any eradication measures with respect to the bamboo greater than those required by any applicable ordinance.
    2. The wooded lot calculations, including the number, size, species and location of the compensatory trees shall be subject to the approval of the Township Arborist.
    3. A revised landscape plan complying with Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-141.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

    Stormwater Management:

    1. ll 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. 
    2. The spillway details for the temporary basins shall be revised to accurately indicate the final basin configurations and correctly label the details. The chart for basin no. 1 shall be revised to show the proposed elevations correctly.
    3. The label for basin detail no. 2 shall be corrected. Also, the diameter of the storage pipe for basin nos. 1 and 2 is inconsistent and should indicate six (6’) foot diameter in order to be compatible with the calculations.
    4. The orifice diameters of basin no. 1 shall be reconfigured to be located entirely within the basin elevations in order for the orifice coefficients used in the analysis to be accurate.
    5. The stormwater calculations for Lot 1 shall be revised to provide controls for the maximum allocation of impervious surface.
    6. The roof rainwater collection pipes shall be clearly noted as to size, slope and material. They shall be documented for adequate capacity in the calculations.

    Utilities:

    1. The existing sanitary sewers shall be shown on the western side of the property to within two hundred (200’) feet of the development. 
    2. Existing utility service locations shall be shown. 
    3. The location of the existing sanitary lateral shall be shown. 
    4. The size, material, and slope of the proposed sanitary laterals shall be shown on the plan.
    5. The electric services to the lots shall be shown underground and within the limits of the property. 
    6. A Planning Module or Exemption 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 subdivision. A letter from Aqua Pennsylvania shall be submitted certifying adequate supply for the additional properties.

    Construction Details:

    1. A Penn DOT Highway Occupancy Permit shall be obtained for work within the right-of-way of Conshohocken State Road. 
    2. Fill material soil stockpile locations shall be provided on the plan. 
    3. The construction entrance detail shall be modified to indicate placement of the AASHTO No. 1 stone starting five (5’) feet from the cartway. Crushed stone shall be shown in the area between the start of the entrance and the cartway. 
    4. Separate building permits shall be obtained for the pool. The pool, equipment, and enclosure shall comply with the 2009 IRC, Appendix G. The pool equipment, enclosure, and self-closing gate shall be shown on the plan.

    Standard Plan Items:

    1. The limits of the driveway on the adjacent lot to the west shall be shown.
    2. The error of closure shall be provided for each lot and shall not be greater than 1:5,000.
    3. The seal used for the tract perimeter survey of the Record Plan shall be that of a professional surveyor not an engineer. 
    4. 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.
    5. An isolation distance of ten (10’) feet shall be provided between the water service and sanitary lateral lines. Adequate design protection or encasement shall be noted where this cannot be achieved or where the lines cross. 
    6. The water, gas, and sanitary service lines are shown in locations that interfere with the stormwater facilities. The utilities and/or systems shall be shifted to provide a minimum of five (5’) feet of separation to the beds. This shall be clearly dimensioned on the plan. 
    7. An As-Built Plan shall be submitted for each lot prior to final release of any security escrow. The plan shall document that the impervious surface allocation has not been exceeded.
    8. Dimensions shall be provided on the plan to better delineate the impervious areas for the driveway/parking areas, pool/patio and walkways.

    Standard Conditions of Approval:

    1. New buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm).
    2. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission.
    3. Revisions to the plan shall address the Township Engineer’s February 20, 2015 review letter.
    4. The Final Plan, complying with all conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval.
    5. 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.
    6. 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.
    7. The property owner(s) shall comply with all federal, state, county and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

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

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

  13. CONDITIONAL USE DECISION - TABLED UNTIL THE HEARING OFFICER’S RECOMMENDATION IS AVAILABLE ON MARCH 18, 2015
    330 Spring Mill Road, 350, 351 & 357 Greenwood Court, and 1829 County Line Road, Stoneleigh/Haas Estate, Villanova, Class 2, CU# 3739, Ward 6.
    Expiration Date – 3/22/2015 ........................................................ Zoning – R 1/HROD
    Applicant – Estate of John C. Haas and the Natural Lands Trust
    Property Owner – Estate of John C. Haas and the Natural Lands Trust
    Applicant’s Representative – Denise Yarnoff, Esquire, Riley Riper Hollin & Colagreco

  14. Consider for recommendation to the Board a conditional use application to use the above properties as an Estate Preservation Lot as permitted by Zoning Code Section 155-11.O.

    PUBLIC COMMENT

  15. PRELIMINARY LAND DEVELOPMENT PLAN – TABLED UNTIL MARCH 18, 2015
    330 Spring Mill Road, 350, 351 & 357 Greenwood Court, and 1829 County Line Road,
    Stoneleigh/Haas Estate, Villanova, Class 2, LD# 3739, Ward 6.
    Expiration Date – 5/3/2015 ........................................................ Zoning – R 1/HROD

  16. Applicant – Estate of John C. Haas and the Natural Lands Trust
    Property Owner – Estate of John C. Haas and the Natural Lands Trust
    Applicant’s Representative – Denise Yarnoff, Esquire, Riley Riper Hollin & Colagreco

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Site Engineering Concepts, LLC, dated January 16, 2015, last revised February 13, 2015, showing the demolition of a single family detached dwelling at 1829 County Line Road, removal of an existing tennis court, consolidation of five properties, construction of a parking area off of County Line Road with 66 paved spaces and an overflow grass parking area. The plan also proposes the construction of six new parking spaces to the rear of the main house, the striping of ten parking spaces adjacent to the carriage house and construction of a walking trail along the perimeter of the property. 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, March 2, 2015 the Planning Commission recommended approval subject to the following conditions:

    Sidewalk & Pedestrian Access:

    1. A pedestrian entrance shall be installed at the intersection of Spring Mill and County Line Roads. The applicant shall work with staff on the location and design of the pedestrian entrance.
    2. The applicant shall work with staff and the Township Engineer to design and install a safe pedestrian landing at the corner of County Line Road & Spring Mill Road. The pedestrian landing shall be integrated with the pedestrian gate at the corner.
    3. A future four foot (4’) wide sidewalk shall be shown on the Final Plan. The sidewalk shall be shown across all driveways at grade. Township standard sidewalk, concrete apron and depressed curb details shall be provided on the plan. The sidewalk shall be installed at such time as required by the Board of Commissioners. Street trees and other improvements shall be installed in a manner that will not interfere with the future installation of the sidewalk.

    Parking Lot Design & Access:

    1. The applicant shall consider the use of a porous paving system for the proposed parking lot.
    2. The applicant shall consider not installing curbing around the edge of the parking lot in addition to creating cuts within the curbing of the planted islands within the parking lot.
    3. The actual sight distance triangles shall be shown for each driveway. It shall be demonstrated that the existing driveways provide 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 final drive configuration shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department.
    4. Maneuverability diagrams for the vehicle access/egress of the new driveway to County Line Road shall be provided. The radii at the access to the cartway shall be dimensioned on the plan and shall be adequate for the proposed use. 
    5. The traffic study shall be revised to address the possibility of left-turn access into the site for the projected use and to include a calculation for the projected Level of Service impact for the future year 2018 without the development for proper comparison.
    6. Driveways on 1808 West Montgomery Avenue shall be shown. Easements and common driveways shall be indicated and properly tabulated on the impervious surface summary chart.

    Landscape Plan:

    1. The number of canopy trees along the perimeter of the parking lot shall be increased.
    2. The applicant shall consider using native plants and other stormwater best management practices (BMPs) to enhance water quality.
    3. The wooded lot calculations, including the number, size, species and location of the compensatory trees shall be subject to the approval of the Township Arborist.
    4. A revised landscape plan complying with Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-141.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

    Stormwater Management:

    1. If on a drainage basin basis, the removal of impervious surface/paving results in reduced runoff then the applicant is not required to install a permanent stormwater rate control facility. The applicant shall demonstrate that there is no increase in during construction runoff for up to the 10 year storm event. The determination as to whether the removal results in reduced runoff shall be made by the Township Engineer. Should the applicant not remove additional impervious surface to achieve reduced runoff, then conditions 13-28 and 31 shall apply. 
    2. Both during construction and post development, the two (2) year peak rate of runoff shall be controlled to the one (1) year pre-development peak rate of runoff. The five (5) year frequency storms shall be controlled to the two (2) year pre-development peak rate. The ten (10) year frequency storms shall be controlled to the five (5) year pre-development peak rate. The twenty-five (25) year frequency storms shall be controlled to the ten (10) year pre-development peak rate. The fifty (50) year frequency storms shall be controlled to the twenty-five (25) pre-development peak rate. For the 100-year storms, post-development storms cannot exceed pre-development values. 
    3. At a minimum, the increased volume of stormwater generated by the proposed development into the Darby-Cobbs drainage basin for the twenty five (25) year storm shall be recharged. Calculations documenting this shall be submitted.
    4. In addition to the code required minimum rate controls, a rain garden shall be provided downgrade of the proposed parking area to provide added water quality improvements. The applicant shall work with staff on the location and design of the rain garden.
    5. Areas of existing diffused drainage onto adjacent properties must be managed such that the peak rate of runoff does not increase in the general direction of discharge. The proposed improvement increases the runoff onto the adjacent property on the northwest side. Stormwater control measures shall be added.
    6. 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 new/revised impervious surface shown on the site.
    7. Field tests such as double ring infiltrometer or hydraulic conductivity tests shall be performed at the level of the required 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.
    8. A minimum depth of twenty-four (24”) inches between the bottom of any proposed seepage bed and the limiting zone shall be demonstrated. Soil tests shall be submitted as required to demonstrate compliance. 
    9. The required seepage bed shall be demonstrated to empty the Rev volume within four (4) days. Calculations demonstrating this shall be submitted. 
    10. The water quality volume (WQv) shall be calculated and demonstrated to be sufficient for the design changes within the Darby-Cobbs drainage basin.
    11. Discharge from the requested stormwater basin shall be converted from a concentrated flow to a sheet flow. The overflow shall be piped to a level spreader or bubble-up spreader. A detail shall be added to the plan. 
    12. Seepage beds shall be designed to empty the total design storm volume in twenty-four (24) hours or less. Calculations verifying this must be submitted.
    13. The requested seepage bed shall contain a sediment trap accessible for maintenance.
    14. The requested seepage bed shall not receive runoff until the entire contributory area has been stabilized. A temporary basin shall be designed and shown on the plan.
    15. A description of how the requested 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.
    16. Inlets and piping shall be added to the plan to convey the runoff from the parking area into the requested facility. Structures shall be used where abrupt changes are made in storm sewer alignment.
    17. The maximum time of exposure for bare soil areas shall be twenty (20) days before stabilization measures are implemented. This shall be clearly noted on the plan.
    18. The limits of disturbance shall be clearly delineated on the plan to include all disturbed areas including access and the removal of the tennis court. The square footage of disturbed area shall be clearly listed.
    19. Drainage area maps for both the during construction analysis and the permanent facility analysis shall be provided with the requested calculations for verification of data used in the qualifications.
    20. The size and species of trees on the property within twenty-five (25’) feet of disturbance shall be included on the various plans in the set.
    21. Additional detail is required in the sequence of construction activities. Installation of a temporary basin, permanent seepage bed, inlets/collection system, and level spreader system shall be listed. Notification of the Township Engineer for inspection shall be listed prior to installation of the seepage bed and piping.
    22. 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.
    23. The runoff crossing to the adjacent properties during the construction phase of the project shall be managed so that the water quality/quantity impact is minimized to the adjacent properties. Diversion berms, stoned construction staging areas, and inlets/piping shall be noted to be provided as necessary and/or as directed by the Township to ensure acceptable conditions during the construction phase.

    Utilities:

    1. The existing sanitary sewers shall be shown to within two hundred (200’) feet of the development. Any easements shall be indicated. 
    2. Existing utility service locations shall be shown. Those to be abandoned shall be clearly indicated. 
    3. The location of the existing sanitary laterals, tanks and on-lot disposal fields shall be shown for all lots. 
    4. The location of the proposed electric service lines for the proposed pole and bollard lighting shall be provided. 
    5. On-lot sanitary disposal areas and tanks to be retained within fifty (50’) feet of construction activity shall be protected by fencing prior to construction. This shall be noted in the construction sequence.

    Construction Details:

    1. Topsoil and construction debris stockpile locations shall be provided.
    2. The construction entrance detail shall be modified to indicate placement of the AASHTO No. 1 stone starting five (5’) feet from the cartway of County Line Road. Crushed stone shall be shown in the area between the start of the entrance and the curb line.

    Standard Plan Items:

    1. The existing and proposed contours shall be clearly labeled on the plan and shall conform to Lower Merion Township Datum.
    2. The soil hydrologic classification shall be provided. Type B soils shall be considered. 
    3. The existing structures on adjoining properties within two hundred (200’) feet of the property shall be provided. 
    4. The cartway width shall be provided for County Line Road. 
    5. The error of closure shall be provided for the combined lot and shall not be greater than 1:5,000. 
    6. The driplines of trees on the lot in the area of construction activity shall be accurately represented on the plan. 
    7. The scale of the Record Plan shall be a minimum of fifty (50’) feet to the inch. The tract perimeter survey must be sealed/signed by a professional surveyor. 
    8. The existing stormwater management system shall be shown on 330 Spring Mill Road. 
    9. The areas of gravel on the property shall be more clearly labeled/identified. 
    10. The existing lot lines to be removed shall be shown as dotted on the Record Plan. 
    11. 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.
    12. The owner of the properties included in this application shall be clearly labeled on the Record Plan. 
    13. Additional dimensions shall be provided on the proposed parking area and driveway to better define the limits of the proposed paving. 
    14. Indemnification Agreements shall be entered into with the Township for fencing and other obstructions that will remain in the right-of-way. 
    15. The applicant shall show the ultimate right-of-way for Spring Mill Road on the plan and shall consider offering it to the Township for dedication. . A radius of twenty-five (25’) feet shall also be provided at the intersection of Spring Mill Road with County Line Road. 
    16. The addresses of the various properties involved in the subdivision shall be listed in the title block of the Record Plan.

    Standard Conditions of Approval:

    1. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm). 
    2. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission. 
    3. Revisions to the plan shall address the Township Engineer’s February 20, 2015 review letter with the exception of item C9. 
    4. The Final Plan, complying with all conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval. 
    5. Per the MPC, 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. 
    6. Per the MPC, 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. 
    7. The property owner(s) shall comply with all federal, state, county and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

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

    • Subdivision & Land Development Code Section 135-26, to exceed the 36 foot maximum width for proposed driveway opening width at the cartway of County Line Road.
    • Subdivision & Land Development Code Section 135-7, to not provide a Tentative Sketch Plan
    • Subdivision & Land Development Code Section 135-28A, to defer the installation of a sidewalk along County Line Road, Spring Mill Road and Montgomery Avenue.

  17. TENTATIVE SKETCH PLAN
    17 Woodside Road & 195 W Lancaster Avenue, Ardmore,

    Ardmore West Shopping Center. Ward 4, SD# 3729
    Expiration Date – 3/31/2015 .................................... Zoning – ASDD-1/MUST

  18. Applicant – George W. Broseman, Esquire, Kaplin Stewart
    Property Owner – Ardmore Partners, LP
    Applicant’s Representative – George W. Broseman, Esquire, Kaplin Stewart

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Site Engineering Concepts, LLC, dated July 7, 2014, last revised December 10, 2015, showing the construction of three, one-story additions onto the existing commercial buildings totaling 2,316 square feet. The following conditions shall be complied with on the Preliminary Plan. On Monday, March 2, 2015 the Planning Commission recommended approval subject to the following conditions:

    Pedestrian Amenities:

    1. The applicant shall investigate reducing the existing drive aisle to 24’ feet and increasing the width of the sidewalk and landscaped area along the Lancaster Avenue edge of the property.
    2. The plan shall be revised to provide crosswalks connecting the separate buildings. The applicant shall evaluate locations for additional walkways, raised walkways, and/or walkways constructed of different materials.

    Architectural Elevations:

    1. Elevations of all sides of each proposed building addition, including a list of materials, shall be submitted with the Preliminary Plan. 
    2. 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.

    Landscape Plan:

    1. The applicant shall explore moving the proposed landscape island to the end of the row of parking in front of the building at 17 Woodside Road. 
    2. The applicant shall explore increasing the size of the landscaped island on the left side of the eastern most entrance to the site off of Lancaster Avenue to better define the area. 
    3. The applicant shall work with staff on the final design of the public gathering space.
    4. The Birch trees located adjacent to the easternmost entrance to the site from Lancaster Avenue shall be replaced by a broad canopy tree. 
    5. The applicant shall extend the planting strip adjacent to Lancaster Avenue along the full property frontage and shall provide additional plantings within the entire strip. 
    6. The existing street trees shall be shown on the plan and the applicant shall provide additional street trees along the Lancaster Avenue frontage. The tree species shall be subject to the approval of the Shade Tree Commission. 
    7. Additional locations for plantings within the parking lot shall be identified and shall be shown on the plan.
    8. A landscape plan complying with 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.

    Traffic, Circulation & Parking:

    1. The first two (2) angled spaces on the east side of the lot shall be designated as employee parking spaces.
    2. The applicant shall explain how the placement of dumpsters will impact the efficient use of the existing parking spaces north of building Nos. 2 and 3.
    3. The applicant shall explore improving the maneuverability for right turns into the site at the signalized driveway at the intersection of Greenfield and Lancaster Avenues including increasing the radius. Adjustments to the apron, curb and inlet/storm sewer shall be made as directed by the Township Engineer to achieve an acceptable configuration.
    4. Three bicycle racks shall be provided in the parking lot or adjacent to the buildings as mutually agreed upon by staff and the applicant. The racks, including a detail, shall be shown on the Preliminary Plan.
    5. The minimum safe stopping distance required by Penn DOT Publication Title 67, Chapter 441 shall be shown for each non-signalized exit drive. Calculations shall be provided as necessary. The final drive configuration shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department.
    6. Full reveal and depressed concrete and granite curb details shall be provided on the Preliminary Plan. 
    7. Depressed curb and concrete apron shall be clearly indicated at the driveway access locations. The length of depressed curb shall be listed. 
    8. Sidewalk and curb shall be repaired/replaced at the direction of the Township. Areas to be repaired/replaced shall be identified on the Preliminary Plan. 
    9. Details of the concrete apron and sidewalk shall be provided. Details shall conform to Township standards. 
    10. Stop bars and centerline pavement markings shall be provided as directed by the Township Engineer. 
    11. The existing signage restricting driveway egress shall be clearly shown. Proposed “Do-Not-Enter” signs and turn restriction signs shall also be shown. 
    12. A traffic impact study shall be submitted with the Preliminary Plan. The applicant shall contact the Township Engineer’s office to discuss and develop the scope of the proposed study and the assumptions that will be used in the analysis. The study shall fully evaluate the following:
      • The driveways;
      • The levels of service; and
      • The effect of this development on adjacent existing driveways and nearby intersections.

    Stormwater Management:

    1. In order to improve water quality and reduce runoff within the sub-drainage basin area, the applicant shall provide recharge for the volume of runoff generated by the roof area for the two (2) year storm for all revised/new roof areas on the development.
    2. All seepage beds shall contain a sediment trap accessible for maintenance. Details shall be submitted with the Preliminary Plan. 
    3. The limits of disturbance and the amount of square feet of earth disturbance shall be listed on the plan.
    4. 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 verified with the Preliminary Plan. 
    5. The runoff crossing to the adjacent properties during the construction phase of the project shall be managed so that the water quality/quantity does not adversely impact the adjacent properties. Diversion berms, stoned construction staging areas, and inlets/piping shall be provided 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.
    6. Existing drainage patterns/directions shall be fully shown. The outflow termination locations of existing storm sewers/inlets/drains on the west side of the development shall be clearly indicated.
    7. Proposed drainage patterns and roof drainage to be directed to seepage beds shall be shown. Overflow locations from recharge areas shall be provided.
    8. Discharge from any stormwater facility shall be converted from a concentrated flow to a sheet flow. The overflow shall be piped to a level spreader, bubble-up spreader or if determined to be feasible, conveyed to the existing storm sewer systems.
    9. Areas for post-development water quality of the new/revised building additions shall be shown. 
    10. 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 shall be evaluated with the Preliminary Plan. 
    11. Erosion control measures shall be provided on the plan and shall include details that 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 all existing sanitary laterals shall be shown. 
    3. The location of any proposed utility services shall be provided on the Preliminary Plan.
    4. The existing sanitary sewers shall be shown to within 200’ of the development. 
    5. Existing utility service locations shall be shown.
    6. The location of existing storm sewers shall be provided. The size, slope, and material of all storm sewers within two hundred (200’) feet shall be indicated on the Preliminary Plan.

    Construction Details:

    1. A sequence of construction activities shall be submitted with the Preliminary Plan. Installation of tree protection fence, erosion control, seepage beds, roof collection systems, and connection to an existing closed storm sewer system shall be listed. Notification of the Township Engineer shall be listed in the sequence following installation of protective barriers and prior to earth disturbance. The demolition of existing paving shall be listed. Notification of the Township Engineer for inspection shall be listed prior to installation of the seepage bed and piping.
    2. A soil and debris 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.

    Standard Plan Items:

    1. Existing structures and driveway features on adjoining properties shall be shown on the proposed development plan in addition to the vicinity plan where feasible. The buildings and drives of the McDonalds and the bank at 229 W. Lancaster Avenue shall be shown for information/clarity. Those features and the intersection of Lancaster Avenue and Woodside Road shall be shown on Sheet No. 2 of 3.
    2. The error of closure shall be provided and shall not be greater than 1:5,000.

    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 January 22, 2015 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. Per the Municipalities Planning Code, The owner shall make payment of fees and expenses of the Township’s professional consultants who perform services on behalf of the Township with respect to these plans and the work contemplated thereunder and will establish and maintain with the Township those escrows for the payment of such fees required by Township Code. Owner agrees that any statement from the Township for such fees which remain unpaid for a period of 30 days may be recorded against the property as a municipal lien.
    7. Per the Municipalities Planning Code, The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled.
    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

  19. GERHARD BUILDING, BRYN MAWR HOPSITAL

  20. The Committee will discuss an agreement with Main Line Health to guarantee the preservation of the Gerhard Building on the Bryn Mawr Hospital property for a five year period provided the Township agrees not to add the building to the Historic Resource Inventory during that time period.
    (Exhibit C)

    PUBLIC COMMENT

  21. CERTIFICATES OF APPROPRIATENESS

    1. Consider for recommendation to the Board a Certificate of Appropriateness to install an internally illuminated channel letter wall sign at 3½ W Lancaster Avenue (AKA 3 W Lancaster Avenue), Ardmore, igeeks, Ardmore Historic District.

    2. On Tuesday, March 3, 2015 HARB recommended approval subject to the following conditions:

      • Letter size shall be a maximum of 18” high on a maximum 20” high panel;
      • The raceway size shall be reduced;
      • The total depth of the sign shall not exceed the projection of the storefront “cornice.”
      • Because of the porcelain enamel construction of the storefront and storefront frieze, mounting details for the sign are subject to review by a HARB subcommittee.

      PUBLIC COMMENT

    3. Consider for recommendation to the Board a Certificate of Appropriateness to replace the front door facing Youngs Ford Road at 1014 Youngs Ford Road, Gladwyne, Gladwyne, Animal Hospital, LLC, Gladwyne Historic District.

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

      PUBLIC COMMENT

  22. PRESERVATION AREA DEFINITION ORDINANCE AMENDMENT

  23. 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 May 20, 2015 to amend the Code of the Township of Lower Merion, Chapter 155, Entitled Zoning, Article II, 155-4, Definitions, by amending the definition of the term Preservation Area.
    (Exhibit D)

    PUBLIC COMMENT

  24. UPCOMING ADVISORY BOARD MEMBER TERM EXPIRATIONS

    • Philip Ivory, HARB, March 2015. This concludes his first term.
    • Susan Dineen, HARB, March 2015. This concludes her first term.
    • Anthony Vale, Planning Commission, February 2015. This concludes his second term.
    • Melanie Piltch, Historical Commission, April 2015. This concludes her first term.

    PUBLIC COMMENT

 

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