Planning Division

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Mission

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

Responsibilities:

(include but are not limited to)

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

Categories

Building & Planning Committee

All Times Are Approximate

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

FINAL AGENDA

  1. ESCROW RELEASES
    Consider for recommendation to the Board approval of the release of funds held in escrow as Improvement Guarantees in accordance with Section 135-5 of the Township Code for the following (Exhibit A):
    131-151 Rock Hill Road
    Escrow Release no. 9
    $86,390.00
    600 Righters Ferry Road
    Escrow Release no. 7
    $270,616.00
    120 E. Athens Avenue
    Arbors at Athens
    Escrow Release no. 2
    $6,273.00
    1632 Old Gulph Road
    Thistlegreen Subdivision
    Escrow Release no. 3
    $65,188.00
    310-324 Righters Mill Road
    Odd Fellows Hall & Gladwyne
    United Methodist Church
    Escrow Release no. 1
    $89,587.00
    PUBLIC COMMENT
  2. WAIVER OF LAND DEVELOPMENT PLAN
    47 & 55 Cricket Avenue, Ardmore, Ward 4, W-15-001.
    Expiration Date – N/A Zoning – ASDD1 - MUST

    Applicant – Robert Duncan, Assistant Township Manager, on behalf of Lower Merion Township
    Property Owner – Cricket Avenue Property, LLC & 55 Cricket Avenue LLC
    Applicant’s Representative – Ross Weiss, Esquire, Cozen O’Connor

    Consider for recommendation to the Board a Waiver of Land Development Plan prepared by Pennoni Associates, Inc., dated April 21, 2015 showing the construction of a surface parking lot containing 45 spaces. The following conditions shall be complied with prior to issuance of a grading permit by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday, May 4, 2015 the Planning Commission recommended approval subject to the following conditions:

    Landscaping
    1. The Township shall investigate the feasibility of coordinating with the Ardmore Streetscape Committee on the relocation of plant material for use in the proposed planted areas.
    Standard Conditions of Approval
    1. The Planning Commission recommendation for approval is subject to the Township’s adoption of the ordinance to amend Section 155-9. If this amendment is not adopted, the application is recommended to be tabled until the Township can demonstrate compliance with the Zoning Code.
    2. A copy of the revised plan shall be submitted with any changes highlighted and shall be accompanied by a letter indicating how each requested revision has been addressed in the re-submission.
    3. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances, with the exception of the required waivers, and laws regardless of specific mention herein.

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

    • Subdivision & Land Development Code Section 135-7A, to not provide a Tentative Sketch Plan.
    • Subdivision & Land Development Code Section 135-10A(3), to not provide a Preliminary Land Development Plan.
    • Subdivision & Land Development Code Section 135-13, to not provide a Final Plan.
    • Subdivision & Land Development Code Section 135-16B, Sketch Plans, to not provide all of the information required on a Tentative Sketch Plan.
    • Subdivision & Land Development Code Section 135.19.B.1, Preliminary Land Development Plan, to not provide various plan requirements.
    • Natural Features Code Section 101-9, Minimum Planting Standards, to not provide all of the required plant material.
    PUBLIC COMMENT
  3. TENTATIVE SKETCH PLAN
    146-156 Cricket Avenue & 15 W. Spring Avenue, Ardmore, Ward 4, SD# 3745.
    Expiration Date – N/A Zoning – ASDD1 - MUST

    Applicant – Edward A. Morris
    Property Owner – E3Ventures, LLC
    Applicant’s Representative – Fred B. Fromhold, Esquire, Fromhold Jaffe & Adams

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Yohn Engineering, LLC, dated February 20, 2015, last revised May 15, 2015 showing the construction of nine new townhouses and twelve new twin dwellings with a common driveway to Cricket Avenue. (Exhibit B)

    On June 1, 2015, the Planning Commission recommended denial because the application does not comply with Zoning Code Section 155-94.A because adequate internal driveway space has not been provided.

    PUBLIC COMMENT
  4. TENTATIVE SKETCH OPEN SPACE SUBDIVISION PLAN
    1010 Spring Mill Road, Villanova, SD# 3751, Ward 6.
    Expiration Date – 8/5/2015 Zoning – RA/OSPD/HROD

    Applicant – George Broseman, Esquire, Kaplin Stewart
    Property Owner – David Hoffman
    Applicant’s Representative – George Broseman, Esquire, Kaplin Stewart

    Consider for recommendation to the Board a Tentative Sketch Open Space Subdivision Plan prepared by Momenee and Associates, Inc. dated April 20, 2015, last revised June 3, 2015 showing the subdivision of a 12.8 acre lot into six new lots. The main house will remain on Lot 5 and the existing carriage house and garage will remain on Lot 6. Lots 1-4 are newly created lots for the possible construction of new single family dwellings with the existing coachmen’s house to remain on Lot 4. A preservation area containing 7.7 acres is also proposed. The following conditions shall be complied with on the Preliminary Plan. On Monday, July 6, 2015 the Planning Commission recommended approval subject to the following conditions:

    Township Engineer’s Review
    1. The Township Engineer’s review letter dated June 26, 2015 shall be incorporated by reference into these conditions of approval to the extent that the same is not inconsistent with the conditions of approval. In addition the following comments in the Township Engineer’s review letter shall be addressed as follows:
      1. Item B3 – Current updated wetland reports shall be required for areas impacted by construction as determined by the Township Engineer.
      2. Item B16 – Existing profiles for the Morris Avenue extension shall only be required if/when additional homes are constructed.
    Perimeter Setback
    1. To the extent required as determined by the Zoning Officer, the applicant shall obtain appropriate relief to allow the carriage house to remain in the perimeter setback and shall comply with any conditions imposed.
    Scenic Viewshed
    1. The applicant shall consider placing an easement along the property frontage of Spring Mill Road to protect the scenic viewshed.
    Historic Resources & New Construction
    1. If not currently on the Township’s Historic Resource Inventory, the applicant shall prior to recording the Final Plan, file an application with the Township to add both the garage and the carriage house to the Township’s Historic Resource Inventory.
    2. The applicant shall consider providing additional protections for all historic buildings on the property.
    3. The new primary structure on Lot 4 shall be reviewed by the Historical Commission and shall be designed in keeping with the character and scale of the rest of the property.
    4. The mean grade of each new 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.
    Access
    1. The actual sight distance triangles shall be shown for each driveway. This shall be fully evaluated with the Preliminary Plan.
    2. A Lighting Plan shall be submitted for Morris Avenue if/when additional single family homes are submitted to the Township for Second Stage Plan review.
    3. The width of the roadway paving along Morris Avenue shall be increased if/when additional single family homes are constructed as directed by the Township Engineer.
    Landscape Plan & Preservation Area
    1. The applicant shall consider placing the preservation area on a separate lot.
    2. Lot nos. 1 and 2 shall have a 25 foot setback from the preservation area boundary.
    3. A landscape buffer shall be provided between Lots 3 and 5 if Lot 3 is developed, as recommended by Mitigation Measure 1c of the Historic Resource Impact Study.
    4. A landscape plan complying with the Natural Features Code Sections 101-9 and 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.
    5. All existing trees on the property to remain shall be devined in a manner that minimizes damage to the trees. The vines shall be cut at ground level and approximately 6-10’ above ground. After cutting, the vine stump shall be painted with an environmentally friendly glyphosate herbicide, such as “Round-up” or “Rodeo”. Cut vines may remain in the tree canopy to avoid damage to the health of the tree.
    6. Wooded lot calculations shall be provided on the Preliminary Plan. The total number of trees removed for the proposed construction shall be indicated for each lot.
    7. A Maintenance and Operations Plan for the proposed preservation area shall be submitted with the Preliminary Plan. The document shall prohibit play sets, sheds and/or gazebos in the conservation area regardless of whether they have a foundation or do not meet the definition of structure per the Township Code.
    Stormwater Management
    1. Erosion control measures shall be submitted with the Preliminary Plan. The proposed construction access location(s) shall be shown. Details shall be submitted that comply with Township standards.
    2. If an easement exists for the existing storm sewer line crossing Lot 4, it shall be shown on the plan and the proposed dwelling and stormwater management system shall be shifted outside the easement. If no easement exists, the storm sewer can be relocated.
    Utilities
    1. The applicant shall investigate placing utilities underground.
    2. The location of the proposed utility mains and services shall be provided on the Preliminary Plan.
    3. If/when additional single family homes are constructed, a fire hydrant shall be shown if required by the Fire Marshal.
    4. The applicant shall evaluate whether the terminal sanitary sewer manhole can extend into the paved area of the extension of Morris Avenue during the Preliminary Plan process.
    5. The location and limits of the existing on-lot sanitary system(s) shall be shown and shall be noted to be properly abandoned.
    6. The details for the common and lateral force main, valves, flushing stations, thrust blocks and pump/tank/alarms shall be submitted for separate approval. The design shall accommodate the future extensions/connections. This shall be fully evaluated with the Preliminary Plan.
    Construction Details
    1. Details and calculations for any new retaining walls shall be submitted with the Preliminary Plan. If modified or if improvements are proposed in proximity to any existing retaining walls, the integrity shall be certified by a civil engineer prior to recording the Final Plan. Any required improvement shall be made a part of the conditions of Preliminary Plan approval.
    2. A Penn DOT Highway Occupancy Permit shall be obtained for any work performed within the right-of-way of Spring Mill Road.
    Standard Plan Items
    1. The proposed lots shall be clearly numbered for reference on the plans.
    Standard Conditions of Approval
    1. A Planning Module Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan.
    2. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission.
    3. The Preliminary Plan shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Tentative Sketch Plan approval.
    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 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 partial waiver:

    1. Subdivision & Land Development Code Section 135-7, to defer the installation of a sidewalk.

    PUBLIC COMMENT
  5. TABLED AT THE APPLICANT’S REQUEST - TENTATIVE SKETCH OPEN SPACE SUBDIVISION PLAN
    1401 Morris Avenue, Villanova, SD# 3752, Ward 6.
    Expiration Date – 9/18/2015 Zoning – RA/OSPD/HROD

    Applicant – George Broseman, Esquire, Kaplin Stewart
    Property Owner – David Hoffman
    Applicant’s Representative – George Broseman, Esquire, Kaplin Stewart

    Consider for recommendation to the Board a Tentative Sketch Open Space Subdivision Plan prepared by Momenee and Associates, Inc. dated April 20, 2015, last revised June 3, 2015 showing the subdivision of a 6.6 acre lot into two lots. The existing single family dwelling will remain on Lot 1 and a new home is proposed on Lot 2. A 2.9 acre preservation area is also proposed. The following conditions shall be complied with on the Preliminary Plan. On Monday, July 6, 2015 the Planning Commission recommended approval subject to conditions.

  6. WAIVER OF LAND DEVELOPMENT
    362 Righters Mill Road, Gladwyne Free Library, Gladwyne, Ward 1, W-15-004.
    Expiration Date – N/A Zoning – R5/HROD

    Applicant – Christine Steckel, Director, Library Department, Lower Merion Township
    Property Owner – Gladwyne Free Library
    Applicant’s Representative – Christine Steckel, Director, Library Department, Lower Merion Township

    Consider for recommendation to the Board a Waiver of Land Development Plan prepared by Vittetta Architects & Engineers, dated October 1, 2014, showing the construction of an ADA compliant elevator addition and construction of exterior site improvements for parking, vehicular circulation and access to the library entrance. The following conditions shall be complied with prior to issuance of a grading permit by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday July 27, 2015 the Planning Commission recommended approval subject to the following conditions:

    Landscaping
    1. The walkway to the adjacent commercial property at 358 Righters Mill Road shall be installed if an agreement is negotiated with the adjacent property owner. If an agreement cannot be negotiated, this walkway shall not be installed until such time that an agreement is entered into.
    2. Two street trees shall be installed along the frontage if and when the existing sidewalk is repaired.
    3. The applicant shall investigate the feasibility of developing a sustainable landscape plan for the site.
    4. The size, species and accurate location/limits of the driplines of trees within twenty-five (25’) feet of proposed disturbance shall be provided. Treatment of impacted trees shall be performed if/as directed by the Township Arborist. Tree protection fence shall be shown as close to the driplines as feasible. The location shall be approved by the Township Arborist. A detail compliant with Township standards shall be shown on the plan.
    5. If the hedgerow between the new walkway and the southern property line cannot be saved, new shrubbery shall be installed and shall be subject to the approval of the Planning Division.
    Parking & Circulation
    1. One van accessible ADA parking space shall be installed at the rear of the property. If a second ADA parking space is desired on the south side of the building then one non-van ADA space shall be installed. Pavement markings and signage in accordance with applicable ADA standards shall be shown and detailed on the plan.
    2. The bicycle racks shall be relocated to the new lawn area, to the front of the building or to a location that is under cover.
    3. Dimensions of the parking spaces shall be provided and shall meet the Township’s minimum standards.
    4. The width of the drive aisles shall be dimensioned on the plan. Adequate paved areas shall be installed to ensure that proper maneuverability is provided.
    5. A detail of the proposed crosswalk shall be added to the plan and shall comply with the Township’s standards for high visibility, durability and dimensional standards.
    6. A detail of the proposed bollards shall be provided on the plan.
    Stormwater Management
    1. The new porous paver walkways shall be dimensioned on the plan.
    2. A detail and cross section of the porous pavers shall be added to the plan. The detail shall include the required size of stone and depth for recharge.
    3. Erosion and sediment control measures shall be added to the plan. The limits of disturbance shall be clearly shown and listed in square feet. Details that conform to Township standards shall be provided. Certification of compliance with Chapter 121 of the Township Code shall be provided and signed on the plan.
    Plan Requirements
    1. Existing and proposed impervious surfaces shall be itemized and tabulated on the plan including the square footage of the proposed porous pavers. The tabulation shall clearly indicate if the porous pavers are counted against the impervious surface limit.
    2. The Township and/or the Library shall document compliance with the impervious surface requirements.
    3. Spot elevations and drainage direction arrows shall be added to the new concrete walkway and refurbished asphalt driveway.
    4. The metes and bounds of the property lines shall be shown. The right-of-way line in Righters Mill Road shall be indicated.
    5. The site plan shall be drawn to a scale of 10’-0”=1” and shall be signed and sealed by the responsible design professional.
    6. Service utility locations shall be shown from the main to the building and shall be labeled on the plan. The location of the roof drains shall be indicated.
    7. The location of any existing/proposed dumpster or trash location shall be shown on the plan.
    Standard Conditions of Approval
    1. A copy of the revised plan shall be submitted with any changes highlighted and shall be accompanied by a letter indicating how each requested revision has been addressed in the re-submission.
    2. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances, with the exception of the required waivers, and laws regardless of specific mention herein.

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

    • Subdivision & Land Development Code Section 135-7A, to not provide a Tentative Sketch Plan.
    • Subdivision & Land Development Code Section 135-10A(3), to not provide a Preliminary Land Development Plan.
    • Subdivision & Land Development Code Section 135-13, to not provide a Final Plan.
    • Subdivision & Land Development Code, with the exception of the items contained in the conditions of approval.
    • Stormwater Management & Erosion Control Code, with the exception of the items contained in the conditions of approval.
    • Natural Features Code, Section 101-9, to not provide the required plant material.
    PUBLIC COMMENT
  7. SECOND STAGE PLAN
    11 Madison Avenue, Belmont Hills, Ward 3, SD# 3731L3.
    Expiration Date – 9/18/2015 Zoning – R-5

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

    Consider for recommendation to the Board a Second Stage Plan dated April 6, 2015, last revised July 14, 2015, prepared by Catania Engineering Associates, Inc. showing the construction of an 1,882 square foot single family detached house with an attached garage and a driveway. 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 July 27, 2015 the Planning Commission recommended approval subject to the following conditions:

    Architectural Elevations & Layout
    1. The proposed house shall be constructed substantially as shown in the architectural elevations prepared by Worthington Design Services, LLC, dated March 2015 with regard to mass, scale and materials.
    2. The front porch shall project an additional three feet towards Madison Avenue.
    Township Engineer’s Review
    1. The Township Engineer’s review letter dated July 20, 2015 shall be incorporated by reference into these conditions of approval.
    Streetscape
    1. A minimum of one foot (1’) threshold of alternate paving material shall be provided adjacent to the sidewalk at the beginning of the driveway.
    Landscape Plan
    1. An additional two deciduous trees, three deciduous shrubs, four evergreen trees and 11 evergreen shrubs shall be provided.
    2. A revised 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 Runoff and Erosion Control permit.
    Stormwater Management
    1. Additional spot elevations shall be added near the proposed front inlet to clarify that will be graded in a twelve (12”) inch sump condition.
    2. The note regarding the placement of the impervious side liner in the seepage bed shall be revised to indicate the south and east side.
    3. The seepage bed detail shall be revised to indicate six (6”) inch PVC pipe material from the roof drains.
    4. The size and number of perforations per linear foot of pipe for the twelve (12”) inch HDPE pipe shall be shown in the seepage bed detail. The size and number shall meet Township minimum code requirements.
    5. An end cap shall be shown at the end of the twelve (12”) inch distribution pipe.
    Utilities
    1. Separate permits from the Public Works Department shall be obtained for the sanitary lateral installation.
    Construction Details
    1. The soil stockpile location/size shall be adjusted.
    2. 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 approval on the Runoff and Erosion Control permit.
    Standard Plan Items
    1. The plans shall be signed and sealed by the design engineer.
    2. The address of the property shall be clearly indicated in the title block on the plan set.
    Standard Conditions of Approval
    1. Revisions to the plan shall address the Township Engineer’s July 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 house 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
  8. TABLED AT THE APPLICANT’S REQUEST - PRELIMINARY LAND DEVELOPMENT PLAN
    150 Monument Road, Bala Cynwyd, Ward 9, SD# 3724.
    Expiration Date – 8/4/2015 Zoning – CAD-RCA District

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

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Lessard Design dated April 29, 2015, last revised July 10, 2014 showing the construction of a six story apartment building containing 206 apartment units and 204 at and above grade parking spaces. A four story parking garage containing 291 parking spaces and 3,482 square feet of commercial area and the reconfiguration of the existing surface parking lot to provide 111 surface parking spaces is also shown. 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.

    PUBLIC COMMENT
  9. PRELIMINARY LAND DEVELOPMENT PLAN
    130 S. Bryn Mawr Avenue & 846 Old Lancaster Road, Bryn Mawr Hospital, Bryn Mawr, Ward 10, LD# 3742.
    Expiration Date – 8/30/2015 Zoning – BMMD-1

    Applicant – Denise Yarnoff, Esquire, Riley Riper Hollin & Colagreco
    Property Owner – Bryn Mawr Hospital
    Applicant’s Representative – Denise Yarnoff, Esquire, Riley Riper Hollin & Colagreco

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Chester Valley Engineers, Inc. dated May 18, 2015, last revised July 10, 2015, showing the construction of a 202,955 square foot, five-story medical building (the Pavilion) and improvements to the Warden Lobby. 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 July 27, 2015 the Planning Commission recommended approval subject to the following conditions:

    Architectural Elevations
    1. The architectural elevations of both the Warden Lobby and the Pavilion shall be constructed substantially as shown on the architectural elevations prepared by RTKL, dated May 15, 2015, with the exception of modifications required by these conditions of approval. The proposed elevations shall also comply with Zoning Code Section 155-194 or the applicant shall obtain conditional use approval to deviate from the standards.
    2. Mechanical and other rooftop equipment shall be screened with a wall or barrier that is consistent with the architectural design standards of Zoning Code Section 155-194.C.1.j.
    3. The applicant shall deemphasize the massing of the Pavilion by providing additional articulation to reduce its visual bulk and volume in accordance with 155-194.C.1.c.
    4. The mean grade of the structure shall be calculated and shown on the plan. The architectural plans must be coordinated with and must comply with the grading proposed with this application.
    Township Engineer’s Review
    1. The Township Engineer’s review letter dated July 20, 2015 shall be incorporated by reference into these conditions of approval except for item B-22.
    Landscape Plan
    1. The trees proposed above the stormwater management system at the corner of Bryn Mawr Avenue and Old Lancaster Road shall be relocated.
    2. A landscape plan complying with Zoning Code Sections 155-195, 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.
    3. The applicant shall work with staff to improve landscape screening between the parking garage and the homes across Mondella Avenue. The applicant shall adjust plant material or provide additional plant material if determined necessary by Township staff.
    4. The applicant shall install additional plant material along the S. Bryn Mawr Avenue frontage in the area of the proposed improvements.
    5. The applicant shall work with staff to ensure that a healthy mix of native and non-native trees and shrubs are planted.
    6. The applicant shall install foundation plantings adjacent to Medical Office Building North.
    7. A landscape maintenance and operations plan shall be provided for any required landscaping installed as part of this project.
    8. The proposed estate fence shall be subject to the approval of staff and shall wrap around onto Old Lancaster Road along the frontage of the parking garage.
    Traffic, Parking and Circulation
    1. The applicant shall work with staff to update the existing vehicular and pedestrian way finding signage program prior to recording the Final Plan.
    2. The applicant shall comply with the bicycle parking requirement contained within Zoning Code Section 155-193.F. A plan demonstrating compliance with this section shall be submitted and approved by Planning staff prior to recording the Final Plan.
    3. The applicant shall participate into the following activities as part of a their mobility program:
      • Join the Greater Valley Forge Transportation Management Association (GVFTMA) which advocates increased mass transit service in the area and will typically help companies with developing travel Demand Management (TDM) plans;
      • Joining the Delaware Valley Regional Planning Commission’s (DVRPC) Transitcheck program, which can be offered as an employer-paid benefit, through a pre-tax payroll deduction, or with the employer paying a portion of the Transitcheck;
      • Dedicate a bulletin board/kiosk in each building to mass transit ride sharing info including the schedules for the Paoli/Thorndale and Route 100 rail lines plus the SEPTA Route 105 bus service. The DVRPC Ride matching numbers will be provided in the bulletin board/kiosk;
      • Indentify an HR person as the trip reduction/ride sharing/mass transit contact person for employee questions, distribution of mass transit schedules, etc.;
      • Once a year, have the HR person distribute updated mass transit schedules and ride sharing information to employees.
      • The applicant shall work with staff to identify ways to promote bicycle use.
    4. The applicant shall work with staff to identify ways to promote bicycle use as part of the Mobility Program.
    5. The Hospital shall agree to maintain the proposed stamped asphalt crosswalk over Lindsay Avenue as it is located out of the right-of-way on Hospital property.
    6. Concrete sidewalk shall be shown across all driveways at grade (no ADA ramps) on Old Lancaster Road in order to provide added safety for pedestrians.
    7. The length of depressed curb shall be dimensioned on the plan.
    8. Sidewalk and curb shall be noted to be repaired/replaced as required/directed by the Township.
    9. The configuration for access shown on the plan shall be subject to the approval of the Fire Marshal. “No Parking by Order of the Fire Marshal” signs shall be added/shown as directed by the Fire Marshal.
    10. Since the required parking for this application is provided partially within the existing parking garage on Block B, a Certificate of Occupancy shall not be issued for both the previously approved Medical Office Building on Block B and this proposed improvement until the top two levels of the parking garage on Block B are completed.
    11. The existing grass strip located between the sidewalk and the retaining wall on County Line Road shall either be relocated to between the curb and the sidewalk or shall be removed and the sidewalk shall be increased in width and may include pavers.
    12. The applicant shall work with the Township to remove the existing “No Parking “ signs along County Line Road and either consolidate, relocate, or find an alternative way to communicate that parking is restricted, such as painting the curb yellow.
    13. The applicant shall investigate relocating the proposed bicycle racks or providing additional racks near the primary pedestrian entrance adjacent to the Warden Lobby and at major employee entrances. The design of the bicycle racks shall be subject to staff approval.
    14. The applicant shall investigate requiring employees to park on the top deck of the Old Lancaster Road parking garage to encourage visitors to the hospital to park in the garage rather than on the street or in surrounding surface parking lots.
    15. A three foot (3’) grass strip shall be installed between the curb and the sidewalk along the Old Lancaster Road frontage to accommodate utility poles and signage and a minimum 4’ foot wide sidewalk shall be installed behind the grass strip or the applicant shall install a six foot wide sidewalk along Old Lancaster Road from Mondella Avenue to the loading area.
    Stormwater Management
    1. 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.
    2. Details for the green roofs shall be submitted and subject to Township staff review.
    3. A maintenance and operations plan for the rain garden shall be provided and shall be subject to Environmental Advisory Council review and Township staff approval.
    4. The integrity of the receiving storm sewers shall be verified as acceptable for the proposed use. A video of the existing storm system to the next existing structure shall be submitted. Any required repairs shall be performed. Inlet Nos. SW330 and SW200 shall be noted to be repaired/replaced as directed by the Township.
    5. The slope of the storm sewer between SW2014 and SW2015 shall be made consistent between the plan view and the profile.
    6. AASHTO No. 1 stone shall be used in the seepage bed detail.
    Construction Details
    1. A detail of all retaining walls shall be provided. Top and bottom of wall elevations shall be clearly shown. Calculations must be provided for wall heights exceeding four (4’) feet.
    2. Topsoil and fill material soil stockpile locations shall be provided.
    3. A certification by a civil engineer of the condition of any existing retaining walls to remain within 25 feet of disturbance shall be provided. Any recommended improvements/repairs shall be made a condition of issuance of a permit.
    4. The location of the construction entrances shall be noted to be field adjusted with the concurrence of the Township Engineer.
    5. All stairs, treads/risers, and railings shall conform to the building code. This shall be clearly noted on the plan.
    6. The location of any proposed temporary structures to be used during the construction stage for either hospital or construction activities shall be shown on the plan. Contractor parking and construction staging areas shall be shown.
    Utilities
    1. The applicant shall explore placing the utilities underground.
    2. Since there are a large number of encroachments into the sanitary main easement, the mains on the parcel shall be maintained by the Hospital.
    3. Clarification of the labels for the chiller water and steam piping shall be provided on the Grading and Utility Plans.
    4. The sanitary sewer to be capped/sealed shall be clearly noted to be fully grouted to prevent inflow of groundwater or ground surface settlement.
    5. The location of the fire hydrant shall be subject to the approval of the Fire Marshal.
    Lighting
    1. The applicant shall consider the installation of decorative street lights along County Line Road.
    2. A Lighting Plan shall be submitted showing the location, luminaire type, wattage, pole height and illumination patterns. The light shall be designed to reduce the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. The applicant shall also investigate lighting alternatives to reduce the light glare from the parking garage facing Mondella Avenue. The Lighting Plan shall be subject to the approval of the Director of Building and Planning prior to recording the Final Plan.
    3. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
    Plan Requirements
    1. Extraneous/errant grade lines are shown in the eastern parking lot near contour line 405’. These shall be clarified on the Grading Plan sheet 9C.
    2. The applicant shall submit a covenant for any required cross easements.
    Standard Conditions of Approval
    1. Concrete road control monuments, iron pins or other another type of approved monument shall be installed at the right-of-way at the intersection of each property line and at all changes in direction as directed by the Township Engineer.
    2. 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.
    3. 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.
    4. 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).
    5. 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.
    6. The Final Plan, complying with all conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval.
    7. Per the Municipalities Planning Code 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. 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.
    9. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

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

    • Stormwater Management & Erosion Control Code Section 121-4E(2c), for the stormwater system to drain sufficiently in a time frame greater than twenty-four (24) hours to control the rate from the 50 and 100-year storm events; and
    • Stormwater Management & Erosion Control Code Section 121-4A(2), to not direct runoff from the roof to a stormwater system.
    • Streets & Sidewalk Code Section 133-15.F, to permit curb cuts wider than 36 feet on Old Lancaster Road.
    PUBLIC COMMENT
  10. CERTIFICATE OF APPROPRIATENESS
    1. Consider for recommendation to the Board a Certificate of Appropriateness for final approval of an ADA compliant elevator addition and exterior site improvements for parking, vehicular circulation and access to the library entrance at 362 Righters Mill Road, Gladwyne, Private Residence, Gladwyne Free Library, Gladwyne Historic District.

      On Tuesday, July 28, 2015 HARB recommended approval subject to the following conditions:

      1. The applicant shall submit samples of the proposed wall stone, curtainwall framing covers, metal pan covers (brakemetal), and exterior glass for final approval to a HARB subcommittee.
      2. The applicant shall explore differentiating the color of the curtainwall framing and the brakemetal so that the uniform width of the curtainwall framing is expressed on the building exterior.

      PUBLIC COMMENT

    2. Consider for recommendation to the Board a Certificate of Appropriateness to replace aluminum siding and trim with Hardie Plank siding and Azek trim and rebuild the existing porch deck, posts and railings at 577 Barrett Avenue, Haverford, Haverford Station Historic District.

      On Tuesday, July 28, 2015 HARB recommended approval of the siding replacement portion of the application, which includes smooth fiber cement siding and PVC synthetic wood cornerboards and trim, with the condition that treatment of the window trim be approved by a HARB subcommittee following removal of the aluminum window frame wrap. The applicant voluntarily withdrew the porch rehabilitation portion of the application pending selection of specific products.

      PUBLIC COMMENT

    3. Consider for recommendation to the Board a Certificate of Appropriateness to replace aluminum siding and trim with Hardie Plank siding and Azek trim at 575 Barrett Avenue, Haverford, Haverford Station Historic District.

      On Tuesday, July 28, 2015 HARB recommended approval of the siding replacement, which includes smooth fiber cement siding and PVC synthetic wood cornerboards and trim, to be done in conjunction with the contiguous residences at 577 Barrett Avenue.

      PUBLIC COMMENT

    4. Consider for recommendation to the Board a Certificate of Appropriateness to construct a three-car detached garage toward the eastern corner of the property at 327 Righters Mill Road, Gladwyne, Gladwyne Historic District.

      On Tuesday, July 28, 2015 HARB recommended approval of a three- car detached garage, subject to the following further additions to the application:

      1. Horizontal siding shall be PVC synthetic wood (Azek),
      2. Windows shall be Vinyl-clad, Andersen Series 400 windows with simulated divided lights, and
      3. Garage doors shall be Amarr, “Classica” series, “Cortona” Style embossed steel overhead sectional doors.

      PUBLIC COMMENT

  11. HISTORICAL COMMISSION
    1. Consider for recommendation to the Board a request to modify previously approved drawings for this property including elimination of a new basement under the existing family room, installation of a smaller window on the west elevation at the second floor and extension of an existing dormer on the south elevation an additional eight feet at 1790 Aloha Lane, Class 2, Gladwyne, 2015-R-18

      On Monday, July 20, 2015 the Historical Commission recommended approval of the revisions to the approved plan including the extension of the shed dormer with a recommendation that the window in the dormer be placed on the west side instead of the south side and the total elimination of a proposed window originally shown adjacent to the existing chimney on the west elevation. The approval is subject to a condition that no more than 8 inches of the piers on the west elevation will be visible above grade.

      PUBLIC COMMENT

    2. Consider for recommendation to the Board a request to construct a one-story addition connecting the existing dwelling and detached garage at 500 Waldron Park Drive, Class 2, Haverford, 2015-R-15.

      On Monday, July 20, 2015 the Historical Commission recommended approval with the addition to be recessed six inches off of the garage, with half round gutters and all materials to match existing.

      PUBLIC COMMENT

    3. Consider for recommendation to the Board a request to remove an existing pergola and replace it with a screened in porch between the existing house and pool house. A fireplace and fountain are also proposed within the porch at 936 Rock Creek Road, Class 2, Bryn Mawr, 2015-R-19.

      On Monday, July 20, 2015 the Historical Commission recommended approval as submitted.

      PUBLIC COMMENT

  12. ARDMORE LOCAL HISTORIC DISTRICT – TIME PERMITTING
    The Committee will hear a presentation on the possible creation of a Local Historic District in south Ardmore. (Exhibit C)
    PUBLIC COMMENT
  13. COMPREHENSIVE PLAN
    Consider for recommendation to the Board authorizing the Township Secretary to advertise a public hearing and consideration for adoption of the Comprehensive Plan on October 28, 2015 and November 16, 2015 at 6 p.m. A workshop on the Comprehensive Plan will be held on September 30, 2015.
    PUBLIC COMMENT
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