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 & Joshua L. Grimes

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):

    234 Montgomery Avenue
    Escrow Release no. 2 - $4,356

    475 Warick Road
    Escrow Release no. 1 -- $6,050

    100 St. Georges Road
    Escrow Release no. 2 -- $170,837

    600 Righters Ferry Road
    Escrow Release no. 12 -- $16,335

    1632 Old Gulph Road
    Escrow Release no. 5 -- $108,900

    131-151 Rock Hill Road
    Escrow Release no. 12 -- $29,700

    843, 847 & 859 Old Lancaster Road
    Escrow Release no. 2 -- $55.416

    PUBLIC COMMENT

  2. PRELIMINARY LAND DEVELOPMENT PLAN

    17 Woodside Road & 195 W. Lancaster Avenue, Ardmore West Shopping Center, Ward 4, LD# 3729.

    Expiration Date – 1/31/2016.......................................Zoning – ASDD-1/MUST

    Applicant – Mark Curcio
    Property Owner – Ardmore Partners L.P.
    Applicant’s Representative – George Broseman, Esquire, Kaplin Stewart 

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Site Engineering Concepts, LLC, dated July 7, 2014, last revised December 23, 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 prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday, January 11, 2016 the Planning Commission recommended approval subject to the following conditions:

    Pedestrian Amenities:
    1. A crosswalk shall be installed between the subject property and the adjacent McDonalds.
    2. The applicant shall work with the Township’s Traffic Safety Unit and the Township Engineer to identify possible improvements to the crosswalk adjacent to the intersection of Lancaster Avenue and Greenfield Avenue, including possibly relocating it.

    Architectural Elevations:

    1. The following conditions shall apply to the addition to the Wawa building:
      • The proposed awning shall be maintained and the brick coursing and coping shall project from the building face a minimum of 1/2/-3/4”.
      • The proposed brick shall be of a shape, color, and texture as that found within the adjacent district. The applicant shall submit a sample of the brick to staff to demonstrate compliance with this requirement.
    2. The following condition shall apply to the addition on the Verizon store:
      • The parapet along the northwest elevation shall be continued along the northeast elevation.
    3. The following conditions shall apply to the addition to the existing bank:
      • The proposed awning shall be maintained, the brick coursing and coping shall project from the building face a minimum of 1/2”-3/4” and additional projecting and recessed elements shall be added above the awning on the front façade.
      • The applicant shall provide the percentage of glass on the northwest and southeast elevations, including the ATM alternative on the southeast elevation. If the proposed elevations contain less than 25% windows, blank windows shall be provided in addition to any windows with clear glass.
      • The applicant shall demonstrate that the proposed material is not white, tan or painted brick.
    4. Revised elevations of all sides of each proposed building addition, including a list of materials, shall be submitted with the Final Plan and shall be subject to the approval of staff. Compliance with this condition shall be determined prior to approval of the Final Plan. If the applicant and staff cannot reach agreement on the final elevations, then the applicant shall return to the Board of Commissioners.

    Landscape Plan:
    1. The applicant shall work with staff to provide additional shrubs along Lancaster Avenue within the existing green strip.
    2. The proposed gathering space in front of the bank shall be landscaped with trees, shrubs and mixed plantings with year-round interest.
    3. The proposed landscaped island located in front of the western building addition shall contain additional shrubs and a deciduous tree.
    4. The applicant shall work with staff to add plantings that will not interfere with the visibility of the sign in the relocated landscaped island.
    5. 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 Final Plan.

    Traffic, Circulation & Parking:
    1. The applicant shall install the alternative landscaped island.
    2. The applicant shall work with the Township and PADOT to determine if increasing the eastern driveway radius at the intersection of Greenfield and Lancaster Avenue would trigger additional improvements other than the curb work associated with the increased radius. If additional improvements other than the curb work associated with the increased radius are required, the additional radius will not be required. If no additional improvements other than the curb work associated with the increased radius are required, the applicant shall work with the Township Engineer to provide the requested increase in the radius. If a PADOT permit is required to perform the increase in the radius, construction and/or certificates of occupancy for the project shall not be withheld provided that the Applicant has established financial security for completion of the increase in the radius.
    3. A post development traffic study shall be performed of the requested signalized intersections and the signal timings shall be optimized by the applicant if/as required by the Township Engineer’s office. The signals to be optimized are as follows: Greenfield Avenue/site drive and Lancaster Avenue; Lancaster Avenue and Woodside Road; Lancaster Avenue and Ardmore Avenue; and Montgomery Avenue and Woodside Road.

    Utilities:

    1. The invert and rim elevations for the inlets on and adjacent to the property shall be provided. The location, size and material of the storm sewers associated with the inlets shall be shown to within 200’ of the property. The existing and proposed inlets on the property shall be uniquely numbered on the plan for reference.
    2. The storm system and piping on 217 West Lancaster Avenue shall be shown on the plan for reference.
    3. Structures indicated as “LID” throughout the property shall be identified and associated lines shown on the plans.
    Construction Details:
    1. Inlet protection shall be clearly shown on the Erosion Control Plan where applicable.
    2. The detail of the crosswalks shall be provided on the plans. The existing crosswalks at Lancaster and Greenfield Avenues shall be noted to be refurbished to the Township Standard in Code Section 133 or if required an applicable PADOT standard. If additional improvements other than the restriping associated with the aforesaid crosswalk refurbishment are required, the crosswalk refurbishment will not be required. If no additional improvements other than the restriping associated with the crosswalk refurbishment are required, the applicant shall work with the Township Engineer to provide the requested crosswalk refurbishment. If a PADOT permit is required to perform the crosswalk refurbishment, construction and/or certificates of occupancy for the project shall not be withheld provided that the applicant has established financial security for completion of the crosswalk refurbishment.
    3. The existing internal crosswalks shall be repaired and/or repainted as needed.

    Standard Conditions of Approval:
    1. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns for all new or modified fixtures, shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any permits. The location, luminaire type, wattage, means of control and pole height shall be indicated. Lighting shall be designed to minimize the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. Exterior luminaires shall be full cut-off unless it can be demonstrated that cut-off luminaires are more appropriate and will result in less off-site light trespass.
    2. The lighting plan for all new or modified fixtures shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
    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. Revisions to the plan shall address the Township Engineer’s December 31, 2015 review letter with the exception of B11 and not otherwise inconsistent with these conditions.
    6. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission.
    7. The Final Plan, complying with all 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.
    8. 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.
    9. 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.
    10. 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

  3. PRELIMINARY LAND DEVELOPMENT PLAN

    146-156 Cricket Avenue & 15 W. Spring Avenue, Ardmore, LD# 3745, Ward 4.

    Expiration Date – 1/31/2016.......................................Zoning – R6A

    Applicant – E3 Ventures, LLC, C/O Edward Morris
    Property Owners – Thejomani Brennan, Michael & Marie R Tegler, Gerri & Edwin Hunter, Jo-Ann Stigliano and Benedict Sparango
    Applicant’s Representative – Fred Fromhold, Esquire, Fromhold, Jaffe & Adams

    Consider for recommendation to the Board a Preliminary Land Development Plan showing the demolition of six single family detached dwellings located at 146-156 Cricket Avenue and 15 W. Spring Avenue, consolidation of the six lots and the construction of nine townhouses and ten single family semi-detached dwellings. 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, January 11, 2016 the Planning Commission recommended denial of the application.
    (Exhibit B)

    PUBLIC COMMENT

  4. TENTATIVE SKETCH OPEN SPACE PRESERVATION PLAN

    718 Sussex Road, former Knox Home, Wynnewood, Ward 8, SD# 3759.

    Expiration Date – 1/31/2016.......................................Zoning – R3/ OSPD/ HROD

    Applicant –Evlyn Brand
    Property Owner – Charles C. Knox Home
    Equitable Owner – 718 Sussex, LLC
    Applicant’s Representative – George Broseman, Esquire, Kaplin Stewart

    Consider for recommendation to the Board a Tentative Sketch Open Space Preservation Plan prepared by Yohn Engineering, LLC dated October 16, 2015, last revised December 23, 2015 showing the development of the existing 5.8 acre lot with sixteen new residential dwelling units, six in the former Knox Home, one in the carriage house and one in the barn and the construction of 8 new single family semi-detached dwellings. The plan also shows the creation of 3.6 acres of preservation area for a total of 61.6% of the lot area. The plan set includes two Yield Plans, one showing 16 lots and the demolition of all existing structures and the other showing the existing historic resources to remain with 13 units in the existing manor house and the creation of six lots. The following conditions shall be complied with on the Preliminary Plan. On Monday, January 11, 2016 the Planning Commission recommended approval subject to the following conditions:

    Site Layout:
    1. All new units shall have access to a pedestrian path that leads to the nearest sidewalk on Sussex or Argyle Road.
    2. The applicant shall investigate revising the internal circulation at the site to provide for either vehicular access to Argyle Road or shall otherwise connect the circulation to the perimeter of the property.

    Easements:
    1. The final location and dimensions of the access easement to the Knox Road basin shall be subject to the approval of the Board of Commissioners and the Public Works Department. Metes and bounds shall be provided for the easement on the Preliminary Plan.
    2. A public pedestrian access easement shall be provided over the property from Sussex Road to the adjoining Township basin property for the period from dawn to dusk. The easement shall be provided for in the Declaration for the community or other recorded document and shall be subject to reasonable limitations to protect the dwelling units to be constructed on the property.
    3. An easement for public access shall be provided to the common open space/preservation area located 100 feet from the right of way of Argyle Road for the period from dawn until dusk limited to passive recreational activities. The easement shall be provided for in the Declaration for the community or other recorded document and shall be subject to reasonable limitations to protect the dwelling units to be constructed on the property. The aforesaid area shall contain an historical marker making reference to the Knox family. Applicant shall consult with the Township Historical Commission for the historical marker text.

    New Construction:
    1. Proposed elevations of all new construction, including a list of materials, shall be submitted with the Preliminary Plan.
    2. The applicant shall provide additional information on the proposed expansion areas, including what type of expansions will be permitted and how the areas will function.
    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. This shall be fully evaluated with the Preliminary Plan.
    4. The plans shall be modified so that: (i) the proposed single-family semi-attached dwellings are moved five feet further away from the applicable perimeter setback line and (ii) any decks attached to the rear(s) of the proposed single-family semi-attached dwellings do not exceed a depth of 10 feet.
    5. Applicant shall be permitted to shift proposed units 1-8 to the east so that proposed units 1 and 5 are up to 10 feet away from the 100 foot wide public access area located along Argyle Road.

    Traffic, Access & Parking:
    1. If a waiver is granted to allow more than five houses to be served by a common driveway, then the driveways shall be constructed to Township thickness. As to the existing portions of the driveways to be utilized documentation may be submitted to the satisfaction of the Township Engineer that the existing thickness is sufficient for the proposed use of the driveway.
    2. The areas indicated as “potential” guest parking spaces shall not count towards required parking for the development unless determined acceptable by the Township Engineer.
    3. The traffic study shall be revised to account for the single access onto Sussex Road. The existing and projected Levels of Service for each approach at the intersection of Sussex and Argyle Roads shall be provided. The development shall not result in an unacceptable drop in Level of Service at the intersection. This shall be documented prior to approval of the Preliminary Plan.
    4. A future four (4) wide sidewalk shall be shown along the property’s Sussex Road frontage on the Preliminary Plan to be installed at such time as required by the Board of Commissioners. Street trees and other improvements associated with the new sidewalk shall be installed in a manner that will not interfere with the future installation of the sidewalk.
    5. The applicant shall investigate providing a wider landscaped verge and sidewalk along Argyle Road.
    6. Adequate maneuverability for cars out of all garages and for delivery/service vehicles shall be documented. The radii at all driveway access/egress shall be adequate as determined by the Township Engineer.
    7. The size and configuration of the access drives shall be subject to the approval of the Fire Marshal to ensure that adequate maneuverability is provided.
    8. “No Parking by Order of the Fire Marshal” signs shall be added to the plan as directed by the Chief Fire Officer.

    Landscape Plan:
    1. The existing berm in the perimeter setback area along the southern property line shall be maintained along with existing trees located thereon. The landscaping shown on the berm in the approved landscaping plan shall be maintained by the homeowners’ association for the community.
    2. The Shade Tree Commission shall review the removal of trees along Argyle Road prior to Preliminary Plan approval.
    3. All existing trees to remain shall be devined.
    4. The applicant shall explore providing either a stone wall, estate fencing, and/or hedges to screen the new construction while maintaining the historic context.
    5. The applicant shall remove dead and declining trees from the site, including in the Preservation Area. Any dead tree limbs and branches shall be removed from the property and new trees shall be planted. Deadwood or damaged limbs shall be removed from trees to remain.
    6. A landscape plan complying with 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.
    7. Wooded lot calculations shall be provided on the Preliminary Plan. The total number of trees removed and impacted by the proposed construction shall be listed.
    8. The accurate location of the driplines of existing trees and tree protection fence shall be provided on the Preliminary Plan. A detail shall be included on the plan that complies with Township standards.

    Preservation Area:
    1. The applicant shall identify the areas classified as Common Open Space and Preservation Area on the Preliminary Plan.
    2. A Maintenance and Operations Plan shall be submitted with the Preliminary Plan.
    3. Markers shall be provided at any changes in direction and at a spacing of 100 feet along the edge of the open space Preservation Areas. The locations of the markers and details shall be provided on the Preliminary Plan.
    4. The bearings and distances for the open space Preservation Area and all easements shall be provided on the Preliminary Plan.
    5. The plans shall be revised to show the existing features within the Preservation Area so that the Township can evaluate their impact on the proposed Preservation Area.
    6. The applicant shall investigate alternative locations for the proposed utilities and shall show the locations of the existing features overlaid on the proposed utility locations.
    7. The applicant shall identify how each portion of the proposed preservation area meets one or more of the criteria contained in Zoning Code Section 155-147.B.5.
    8. Unless determined acceptable to the Board of Commissioners, the rectangular portion of the site adjacent to Sussex Road shall be deducted from the Common Open Space/Preservation Area.

    Stormwater Management:
    1. The two (2) year post development peak rate of runoff shall be controlled to the one (1) year pre-development peak rate of runoff; the five (5) year frequency storm shall be controlled to the lesser of the two (2) year pre-development rate of the percentage of the pre-development rate as listed in Appendix B for the particular sub-watershed district. For the ten (10) and twenty-five (25) year storm, the post-development rate shall be controlled to the percentage of the respective pre-development rate. The fifty (50) and one hundred (100) year storms shall be controlled to the peak discharges which occurred prior to development in the respective storm frequencies.
    2. The rate improvements for the five (5) and for the two (2) year storms shall be satisfied for both the during construction control and the permanent facilities. The calculations provided with the Tentative Sketch Plans shall be re-worked considering the current layout.
    3. At a minimum, the increased volume of stormwater generated by the proposed development for the twenty five (25) year storm shall be recharged. Meadow cover condition shall be used as the base line for determining the volume. Calculations documenting this for the final design shall be submitted with the Preliminary Plan.
    4. In addition to the twenty-five (25) year recharge requirement, the calculations shall demonstrate that the Rev infiltration volume requirements have been met for all impervious surface shown on the site.
    5. The stormwater systems shall be sized and documentation shall be submitted that demonstrates that there will be no increase in stormwater volume following development for all design storms up to the 100-year event.
    6. 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 in order to ensure acceptable conditions during the construction phase.
    7. A detail shall be provided for the individual stormwater management systems. The bottom elevation, top elevation, and elevation of all outlet control structures shall also be provided in a detail.
    8. Erosion control measures shall be fully evaluated with the Preliminary Plan. A stabilized construction access may be required for the Sussex Road drive.

    Utilities & Easements:
    1. The location, size, material, and slope of the proposed sanitary laterals shall be reviewed and shall be subject to the approval of the Public Works Department.

    Construction Details:
    1. A fill material and topsoil stockpile location shall be shown and shall not be located within the dripline of any existing trees. Preservation Area. This restriction shall also apply to all equipment access to the stockpile.
    2. A detail of the boulder retaining wall shall be provided. Calculations shall be provided for the wall if it is more than four (4’) feet in height or supports loading from the driveway.

    Standard Plan Items:
    1. The Yield Plan showing the preservation of the existing historic resources shall be labeled “Alternate Yield Plan” in the plan set.
    2. An As-Built Plan shall be submitted following completion of the project to demonstrate compliance with impervious surface limits if required by Township staff.

    Standard Conditions of Approval:
    1. 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. Revisions to the plan shall address the Township Engineer’s December 30, 2015 review letter, except as modified by these conditions and to note that (i) comments C.4 shall not apply; (ii) comments B.25 (second sentence) and B.36 shall be determined by the Zoning Officer; and (iii) comment B.32 B.30 may be satisfied by the applicant providing an indemnification agreement acceptable to the Township Solicitor if Planning Module approval is not obtained prior to recording of the Final Plan.
    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. 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.
    5. 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.
    6. 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:

    1. Subdivision & Land Development Code Section 135-28, to defer the installation of a sidewalk along Sussex Road until such time that a complete sidewalk connection can be made between the property and Argyle Road in order to preserve the existing 31” and 33” oak trees.
    2. Subdivision & Land Development Code Section 135-27.L.1, to permit more than five units off of a common driveway.

    PUBLIC COMMENT

  5. CONDITIONAL USE DECISION

    100 Coulter Avenue, Suburban Square, Ardmore, Ward 5, SD# 3747.

    Expiration Date – 1/31/2016.......................................Zoning – C1/MUST

    Applicant – Geoffrey Glazer, Amerishop Suburban
    Property Owner – Amerishop Suburban, L.P.
    Applicant’s Representative – Jamie Jun, Esquire, Fromhold, Jaffe & Adams 

    Consider for recommendation to the Board a recommendation from the Hearing Officer on a Conditional Use request to not comply with the following MUST Architectural Design Standards as shown on architectural elevations prepared by BCT Architects dated December 15, 2015
    (Exhibit C):
    1. For a 3,445 s.f. addition to the rear of Trader Joes:
      • Zoning Code Section 155-87.25.C.2.c – To not deemphasize the massing of all buildings in a variety of ways, including the use of projecting and recessed elements such as porches, windows, and roof dormers, to reduce their apparent overall bulk and volume, to enhance visual quality and contribute to human-scale development for the south/rear elevation. Such breaks in the facades and rooflines shall occur not more frequently than the width of two historic shop fronts (generally about 25 feet each) nor less frequently than 100 feet. 
      • Zoning Code Section 155-87.25.C.2.e – To not articulate walls (west/side elevation) with less than 25% clear windows with two or more of the following:
        1. Details in masonry courses;
        2. The provision of blank window openings trimmed with frames, sills and lintels;
        3. If the building is occupied by a commercial use, recessed or projecting display window cases.
      • Zoning Code Section 155-87.25.C.2.j – To use EIFS on the addition which is not a permitted material.
    2. For the construction of a two story, building with 20,000 s.f. of retail on the first floor and 20,000 s.f. of office space on the second floor along Coulter Avenue:
      • Zoning Code Section 155-87.25.C.2.e – To not articulate walls (south/rear elevation) with less than 25% clear windows with two or more of the following:
        1. Details in masonry courses;
        2. The provision of blank window openings trimmed with frames, sills and lintels;
        3. If the building is occupied by a commercial use, recessed or projecting display window cases.
    3. The applicant also seeks any other relief or approvals necessary to allow the proposed improvements for the development.
    4. PUBLIC COMMENT

  6. PRELIMINARY LAND DEVELOPMENT PLAN

    100 Coulter Avenue, Suburban Square, Ardmore, Ward 5, SD# 3747.

    Expiration Date – 1/31/2016.......................................Zoning – C1/MUST

    Applicant – Geoffrey Glazer, Amerishop Suburban
    Property Owner – Amerishop Suburban, L.P.
    Applicant’s Representative – Jamie Jun, Esquire, Fromhold, Jaffe & Adams 

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Bohler Engineering, dated October 26, 2015, last revised December 21, 2015, showing the construction of a parking structure containing four levels and 571 parking spaces and 3,000 s.f. of one-story retail space along the Coulter Avenue facade; construction of a two story building with 20,000 s.f. of retail on the first floor and 20,000 s.f. of office space on the second floor; construction of a 3,445 s.f. addition to the rear of the existing Trader Joe’s; relocation of the “Dollar lot” commuter parking area from its current location along Coulter Avenue to the West lot across from Ruby’s Diner; and demolition of the existing freight shed behind Trader Joe’s. 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, January 11, 2016 the Planning Commission recommended approval subject to the following conditions: 

    Off-Site Traffic Improvements:
    1. The applicant shall contribute $100,000 in cash/in-kind professional design and other services prior to the issuance of use or occupancy permits relating to the proposed improvements. This cash/in-kind professional design and other services shall be used for towards off-site traffic and/or other public improvements in North Ardmore that have been identified by the North Ardmore Civic Association and as approved by the Township. Any funds not so utilized for off-site traffic may be utilized for additional on-site stormwater management.

    Traffic, Circulation & Parking:
    1. Pedestrian signal upgrades/improvements at Montgomery Avenue and Glenn Road shall be provided. Crosswalks shall be clearly noted on the site plans to be refurbished.
    2. The applicant shall work with the Township to further investigate and implement a speed limit reduction on Montgomery Avenue between Llanfair and Mill Creek Roads if determined to be appropriate.
    3. Adequate maneuverability shall be demonstrated within the garage taking into consideration the location of any columns. The location of the columns, aisle widths and parking stall dimensions shall be shown on the plan.
    4. A post-development evaluation of the study area intersections shall be submitted by the applicant. The applicant shall optimize the signal timing of all study area intersections.

    Pedestrian Circulation:
    1. The applicant shall investigate providing a sidewalk along the north side of the parking garage by creating a small cut out in the building.
    2. Additional detail is required for the raised crosswalks. Sections shall be provided through the intersection for clarification of grades and lines. The use of trench drains in these locations is not recommended. Alternate design using Type M inlets and storm piping if/as necessary shall be provided. Relocation of utilities shall be performed if/as required.
    3. The applicant shall refurbish the existing stamped crosswalks across Coulter and Anderson Avenues.
    4. Additional crosswalks shall be added at the following locations within the site:
      • Between the ramp leading from Montgomery Avenue to the rear of the parking garage.
      • Between Coulter Avenue and the Gap.
      • Coulter Avenue & Sibley Avenue; and
      • Explore widening the existing sidewalk on Sibley Avenue.

    Landscape Plan:
    1. The applicant shall work with staff to minimize the degree of the waiver from the Natural Features Code by providing as much material on site as feasible. Any material not able to be provided on site shall be provided to the Township for planting in the Ardmore area.
    2. The footprint of the parking garage shall be included in calculating the total amount of plant material required by the proposal.
    3. All plant material shall meet the minimum size requirements contained in the Natural Features Code.
    4. Additional deciduous trees shall be added to the West Lot and at least one additional street tree shall be added in front of the parking garage along Coulter Avenue. Additional shrubs shall also be planted both behind the parking garage along the Montgomery Avenue frontage and behind Trader Joe’s in the area of the freight shed. In addition, additional shrubs can be added to the various planted islands throughout the site.
    5. A revised landscape plan complying with the applicable portions of the Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-141.7 and conditions herein and shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.
    6. Wooded lot calculations shall be provided and shall be approved by the Township Arborist. The total number of trees removed/impacted by the proposed construction shall also be listed.

    Stormwater Management:
    1. The applicant and shall work with the Township staff shall explore the feasibility of to providinge additional stormwater management beyond that required by the approved Preliminary Plan by increasing the volume of the proposed detention basins. The applicant and the Township shall negotiate the amount of additional stormwater management to be provided by the applicant and the amount of the financial contribution to be provided by the Township. The cost of installation of any such additional stormwater management including all design and installation costs shall be borne by the Township.
    2. The final design of the stormwater systems shall be sized to recharge the direct volume of runoff from the roof area of the proposed buildings and the parking garage generated by the five year storm. This water quality recharge volume shall not be reduced.
    3. The applicant shall investigate installing a green roof on the retail/office building.
    4. The applicant shall explore the possibility of installing a rain garden in the landscaped area adjacent to Montgomery Avenue behind the parking garage.

    Freight Shed:
    1. The existing freight shed shall not be demolished under any circumstances before Final Plan approval all land development and associated approvals are obtained.
    2. The applicant shall continue to explore options to preserve or repurpose the freight shed.
    3. If the freight shed is demolished, then the applicant shall submit drawings completed to the standards of the Historic American Buildings Survey (HABS) to satisfy the Township’s documentation requirements. The applicant shall also create an interpretive sign to document the freight shed. The applicant shall work with the Township on the appropriate location of the sign.
    4. The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing structure, including but not limited to stone, metal, 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.
    5. The applicant shall implement the mitigation measures outlined on page 49 of in the Historic Resource Impact Study prepared by Wise Preservation Planning, LLC, dated May 7, 2015.

    Construction Details:
    1. A construction staging plan shall be provided for each major phase of the project which depicts site access, emergency vehicle access, construction staging areas, public safety fencing, and contractor, customer and employee parking during construction.
    2. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application regarding mean grade elevations and building height. 
    3. The detail of the concrete apron shall be revised to conform to Township standards.
    4. The location of any curb to be raised to full reveal shall be clearly shown and the length shall be dimensioned.
    5. The piping associated with the clean-outs shown in the drive aisle adjacent to the garage on Sheet No. 15 shall be identified and added to the plan.
    6. The shut-off point for utilities to-be-removed shall be indicated on the plan.
    7. Existing storm sewers shown beneath the proposed Underground Basin No. 3 shall be clearly indicated on the Existing Conditions Plan as “To be removed” prior to construction of the basin.
    8. A detail for the proposed stair and walkway connection to the SEPTA platform in Area of Work No. 4 shall be provided.
    9. The location of the exterior trash containers/enclosures shall be clearly shown and labeled. Adequate truck maneuverability shall be demonstrated.
    10. The slope of storm pipe for the run between IN03 and IN10 has not been labeled correctly on the plan and shall be revised to be consistent with the slope analyzed in the calculations.

    Township Engineer’s Review:
    1. The Township Engineer’s review letter dated December 28, 2015 shall be incorporated by reference into these conditions of approval with the exception of item B-23 and except to the extent modified by or inconsistent with the conditions.

    Standard Conditions of Approval:
    1. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any permits. The location, luminaire type, wattage, means of control and pole height shall be indicated. Lighting shall be designed to minimize the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. Exterior luminaires shall be full cut-off unless it can be demonstrated that cut-off luminaires are more appropriate and will result in less off-site light trespass. This condition shall also apply to the existing lighting on the Urban Outfitters building.
    2. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
    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. The Final Plan, complying with all applicable conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of approval of the Preliminary Plan by the Board of Commissioners.
    5. If required by a Township Public Safety Agency, all new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communications systems at the exterior of the building.
    6. Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of a Certificate of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant.
    7. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm).
    8. The owner 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.
    9. The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled.
    10. The property owner(s) shall comply with all applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.

      In addition, the Planning Commission recommended approval of the following waivers:
      • Subdivision & Land Development Code Section 133-30, to not meet the minimum spacing required for street trees.
      • Natural Features Code Section 101-9, to not provide all of the required plant material.

    PUBLIC COMMENT

  7. CERTIFICATE OF APPROPRIATENESS

    Consider for recommendation to the Board a Certificate of Appropriateness to allow recently installed picket fencing to remain along the northeast side of the dwelling at 411 Berkley Road, Haverford, private residence, Haverford Station Historic District. 

    On Tuesday, January 5, 2016 HARB recommended approval as submitted.

    PUBLIC COMMENT

  8. HISTORIC OBJECTS ORDINANCE AMENDMENT – TIME PERMITTING

    Consider for recommendation to the Board a request for the Township Secretary to advertise a public hearing and notice of intent to adopt an ordinance amendment on February 17, 2016 to amend the Code of the Township of Lower Merion, Chapter 62, entitled Building Construction, Section 62-2, Deletions, Additions and Insertions to include Historic Objects; and to amend the Code of the Township of Lower Merion, Chapter 88, entitled Historic Districts, Article I, to add a new Section 88-1.1 defined terms, and to amend Section 88-4 to amend the Historical Architectural Review Board membership requirements; and to amend the Code of the Township of Lower Merion, Chapter 135, entitled Subdivision and Land Development, Article I, Section 135-2 Word Usage; Definitions to amend the definitions; and to amend the Code of the Township of Lower Merion, Chapter 155, entitled Zoning to amend Article II, Section 155-4, terms defined; and to amend Article XXV, General Regulations, Section 155-141.5. Impervious Surface Expansion to replace the term “Demolish” with “Remove”, and to amend Article XXVIA Historic Resource Overlay District, to add a new Section 155-149.1, Definitions to provide further clarity and better understanding of the terms relating to Historic Resources.
    (Exhibit D)

    PUBLIC COMMENT

  9. SOUTH ARDMORE HISTORIC DISTRICT & HISTORIC RESOURCE INVENTORY ORDINANCE AMENDMENTS - FOR INFORMATION

    The Lower Merion Conservancy has prepared documentation to create a new historic district in a portion of South Ardmore. In order to create the proposed district, the Board of Commissioners must ultimately adopt an ordinance before the district can be enacted. An ordinance listing these properties on the Historic Resource Inventory has also been drafted for the Board to consider. These ordinances will be brought forward on January 27, 2016 for formal consideration and action by the Committee.
    (Exhibit E)

    PUBLIC COMMENT

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