Planning Division

Print
Press Enter to show all options, press Tab go to next option

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

  2. 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):

    550 W Lancaster Avenue
    Wilkie Lexus
    Escrow Release no. 2 - $19,965.00

    131-151 Rock Hill Road
    Escrow Release no. 5 - $13,068.00

    600 Righters Ferry Road
    Escrow Release no. 3 - $250,470.00

    6 Lancaster Avenue
    Palmer Seminary
    Escrow Release no. 2 - $32,125.00

    Rosemont College
    1400 Montgomery Avenue
    Escrow Release no. 2 - $91,896.00

    PUBLIC COMMENT

  3. TENTATIVE SKETCH PLAN
    130 S Bryn Mawr Avenue & 846 Old Lancaster Road,
    Bryn Mawr Hospital, Bryn Mawr, Ward 10, LD# 3742.

  4. Expiration Date – 5/3/2015 ............................................ 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 Tentative Sketch Plan prepared by Chester Valley Engineers, Inc. dated February 2, 2015, last revised March 20, 2015, showing the construction of a 202,955 square foot, five-story medical building (Pavilion Building) and associated improvements. The following conditions shall be complied with on the Preliminary Plan. On Monday, April 6, 2015 the Planning Commission recommended approval subject to the following conditions:

    Architectural Elevations:

    1. Architectural elevations of the proposed buildings, including a list of materials, shall be submitted with the Preliminary Plan including an analysis of how the elevations comply with the Code.

    2. Documentation of the mean grade of the structure shall be provided. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application. This shall be verified on the Preliminary Plan.

    Landscape Plan:

    1. The applicant shall work with staff to include upgrades to existing landscaping, street trees, sidewalks, fencing and street furniture, particularly along County Line Road and Mondella Avenue. The applicant shall explore replacing the existing chain link fencing with more appropriate estate style fencing, installing a landscaped verge along County Line Road to increase pedestrian comfort and adding additional landscaping to screen the existing garage from the public viewshed.

    2. A landscape plan complying with applicable Natural Features Code Sections, 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 Preliminary Plan.

    Traffic and Circulation:

    1. The applicant shall develop a plan to stimulate the use of public transit and other non-vehicular traffic.

    2. The applicant shall update the existing vehicular and pedestrian way finding signage program and shall submit it with the Preliminary Plan.

    3. The traffic study shall be revised to include a comprehensive circulation and mobility program and shall be submitted with the Preliminary Plan.

    4. The actual sight distance triangles shall be shown for each driveway.

    5. It shall be demonstrated that the existing drives provide the minimum safe stopping distance required by Penn DOT Publication Title 67, Chapter 441. Calculations shall be provided as necessary. It shall be noted what improvements are necessary to be performed to achieve minimum safe stopping distance. The final drive configuration shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department.

    6. The percentage of the building area expansion that is associated with non-trip generation activities which was assumed in the traffic study shall be verified against the final architectural drawings. This shall be performed at the Preliminary Plan stage.

    7. Potential improvements to the signal at County Line Road and Bryn Mawr Avenue/Railroad Avenue to improve deficient Levels of Service shall be identified in the traffic study.

    8. Post development traffic counts and studies shall be made at all four (4) signalized intersections analyzed in the traffic study. The signal timings shall be optimized 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 the previously approved Medical Office Building on Block B until the top two levels of the parking garage on Block B are completed.

    11. An on-site pavement marking and signage plan shall be submitted that includes adequate vehicle direction control signs and painted stop bars and arrows.

    Stormwater Management:

    1. Adequate rate and volume controls shall be provided for the redirected compensatory runoff to a non Darby Cobbs drainage basin. The more restrictive rate control requirements of sub-basin district B2 shall be used to document code compliance for the redirected runoff. Calculations documenting this shall be submitted with the Preliminary Plan.

    2. Qualifications of the existing stormwater facility shall be provided to establish a clear base line runoff condition for the existing conditions which shall be improved as requested by the Darby-Cobbs Code requirements of sub-district B2. This shall be submitted with the Preliminary Plan.

    3. The increased volume of stormwater generated by the proposed development for the twenty five (25) year storm shall be recharged. In addition to this code requirement, it shall be demonstrated that no volume of runoff increase is discharged into sub-drainage area A from sub-drainage area B2. Calculations documenting this shall be submitted with the Preliminary Plan.

    4. In addition to the other recharge requirements the calculations shall demonstrate that the Rev infiltration volume requirements have been met for all impervious surface shown on the site to be adjusted/modified. This shall be demonstrated with the Preliminary Plan. 

    5. The applicant shall incorporate innovative best management practices into the overall stormwater management program where feasible including green roofs, porous pavement, and/or the use of landscaping.

    6. Field tests such as double ring infiltrometer or hydraulic conductivity tests shall be performed at the level of the soil infiltration in order to demonstrate adequate design parameters. Complete test reports shall be submitted. The location of each test shall be indicated on the plan. This shall be submitted with the Preliminary Plan.

    7. A minimum depth of twenty-four (24”) inches between the bottom of the proposed seepage bed and the limiting zone shall be demonstrated. Soil tests shall be submitted as required with the Preliminary Plan to demonstrate compliance. 

    8. The seepage bed shall be demonstrated to empty the Rev volume within four (4) days. Calculations demonstrating this shall be submitted with the Preliminary Plan.

    9. The water quality volume (WQv) shall be calculated and demonstrated to be sufficient for the design. This shall be submitted with the Preliminary Plan.

    10. Seepage beds shall be designed to empty the total design storm rate control volume in twenty-four (24) hours or less. Calculations verifying this shall be submitted with the Preliminary Plan.

    11. All seepage beds shall contain a sediment trap accessible for maintenance. Details shall be submitted with the Preliminary Plan.

    12. Seepage beds shall not receive runoff until the entire contributory area has been stabilized.

    13. A description of how the permanent stormwater control facility will be operated and maintained shall be submitted by the design engineer. The frequency of inspection and the contact information for the party responsible for the operation and maintenance of the facility shall be listed. The plan shall be presented in recordable form as a covenant running with the land and shall be subject to the approval of the Township Solicitor prior to recording. This shall be submitted with the Preliminary Plan.

    14. Certification attesting to the completeness of the design and compliance with Chapter 121 of the Lower Merion Code shall be included on the Preliminary Plan.

    15. The limits of disturbance, including the amount of square feet of earth disturbance, shall be clearly delineated on the Preliminary Plan.

    16. Drainage area maps for the existing and the redesigned stormwater facility shall be provided with the calculations for verification of data used in the qualifications.

    17. A sequence of construction activities shall be submitted. The conversion of the stormwater basin shall be performed prior to installation of new paving or diversion of runoff to the adjoining sub-drainage basin.

    18. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit. 

    19. The integrity/capacity of the receiving sewers shall be verified as acceptable for the proposed use. Improvements/repairs shall be made as needed. This shall be fully evaluated with the Preliminary Plan. 

    20. Additional detail shall be provided regarding the diversion of runoff from the storm sewer in Lindsay Avenue. The location of sewer seals and lines to be abandoned/removed shall be clearly indicated.

    21. Erosion control measures and details that conform to Township standards shall be shown on the Preliminary Plan.

    Construction Details:

    1. The soil limitation and hydrologic classification shall be provided.

    2. Full reveal and depressed concrete and granite curb details shall be provided on the Preliminary Plan.

    3. Depressed concrete/granite curb and concrete apron shall be indicated at the driveway access locations as appropriate. The length of depressed curb shall be dimensioned on the Preliminary Plan.

    4. Details of the concrete apron and sidewalk shall be provided on the Preliminary Plan and shall conform to Township standards.

    5. 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.

    6. The crosswalks across Lindsay Avenue and County Line Road shall be refurbished with Township standard high visibility, durable pavement markings. Details shall be provided on the Preliminary Plan.

    7. Sidewalks and curb shall be noted to be repaired/replaced as required/directed by the Township.

    Lighting:

    1. A lighting plan shall be submitted with the Preliminary Plan. The location, luminaire type, wattage, pole height and illumination patterns shall be indicated. The lighting shall be designed to reduce the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. The applicant shall also investigate lighting alternatives to reduce the light and glare from the parking garage facing Mondella Avenue.

    2. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.

    Standard Conditions of Approval:

    1. The error of closure shall be provided and shall not be greater than 1:5,000.

    2. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission. 

    3. Revisions to the plan shall address the Township Engineer’s March 27, 2015 review letter, unless modified by these conditions, in which case these conditions shall govern.

    4. The Preliminary Plan, complying with all applicable requirements, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Tentative Sketch Plan approval.

    5. Approval of this Tentative Sketch Plan does not ensure that the developer or the owner can ultimately develop the property as shown in the plan. The proposed development’s compliance with various Township ordinances, including but not limited to the Natural Features Conservation Code shall not be determined until the applicant submits a Preliminary Plan for Township approval.

    6. Per the MPC, the owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled.

    7. Per the MPC, the owner will make payment of fees and expenses of the Township’s professional consultants who perform services on behalf of the Township with respect to these plans and the work contemplated thereunder and will establish and maintain with the Township those escrows for the payment of such fees required by Township Code. Owner agrees that any statement from the Township for such fees which remain unpaid for a period of 30 days may be recorded against the property as a municipal lien.

    8. 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 waiver:

    1. Stormwater Management & Erosion Control Code Section 121-4A(19) to redirect stormwater runoff from one subdrainage area into another contingent upon documentation that the rate controls have been provided for the more restrictive sub-area and that no increase in volume of runoff is generated for all design storms.

    PUBLIC COMMENT

  5. PRELIMINARY SUBDIVISION PLAN
    209 Booth Lane,
    Haverford, SD# 3741, Ward 10.

  6. Expiration Date – 5/3/2015 ..................................................... Zoning – R 1

    Applicant – Fred Fromhold, Esquire, Fromhold Jaffe & Adams
    Property Owner – Kevin Steckel & Roberta Riess
    Applicant’s Representative – Fred Fromhold, Esquire, Fromhold Jaffe & Adams

    Consider for recommendation to the Board a Preliminary Subdivision Plan prepared by RKW Engineering Services dated February 2, 2015, last revised March 9, 2015 showing the subdivision of an existing 1.4 acre lot into two lots. On Monday, April 6, 2015 the Planning Commission recommended denial subject to the following reasons:

    1. The location of a proposed house on Lot 2 has not been provided. Therefore the application does not comply with Subdivision & Land Development Code Section 135-17.C.3 which requires that the location of proposed buildings be provided.

    2. The applicant did not submit a Concept Development Plan. Therefore the application does not comply with Subdivision & Land Development Code Section 135-41.3 which requires the applicant to submit a Concept Development Plan showing in concept form the manner in which the balance of the tract might be fully developed in conformance with Township regulations.

    3. The plan does not show the cartway width for Booth Lane. Therefore the application does not comply with Subdivision & Land Development Code Section 135-17.B.2 which requires paving widths and curblines to be shown.

    4. The plan does not show the existing sanitary sewers within two hundred (200’) feet of the development. Therefore the application does not comply with Subdivision & Land Development Code Section 135-17.B.1 which requires the location of existing sanitary sewers within 200 feet of the development to be shown on the plan.

    5. All existing utility service locations, including the location of the electric service, have not been shown on the plan within 200 feet of the property. Therefore the application does not comply with Subdivision & Land Development Code Section 135-17.B.1 which requires existing structures and similar features to be shown within 200 feet of the property.

    6. The tract perimeter survey has not been sealed by a professional land surveyor. Therefore the application does not comply with Subdivision & Land Development Code Section 135-17.A.1 which requires the tract perimeter survey to be prepared by a professional land surveyor.

    PUBLIC COMMENT

  7. CERTIFICATES OF APPROPRIATENESS

    1. Consider for recommendation to the Board a Certificate of Appropriateness to install four channel letter wall signs at 5 E Lancaster Avenue, Maido Marketplace of Japan, Ardmore, Ardmore Historic District.

    2. On Tuesday, April 7, 2015 HARB recommended approval as submitted.

      PUBLIC COMMENT

    3. Consider for recommendation to the Board a Certificate of Appropriateness to install two flat panel wall signs and gooseneck lighting at 16 Haverford Station Road, Green Engine Coffee Company, Haverford, Haverford Station Historic District.

    4. On Tuesday, April 7, 2015 HARB recommended approval as submitted subject to the following conditions:

      • The applicant shall consider adding a border detail to the gable end sign.
      • Any proposed sign lighting will require a separate application and HARB review.

      PUBLIC COMMENT

    5. Consider for recommendation to the Board a Certificate of Appropriateness to install five Marvin Clad Ultimate Insert double hung replacement windows and capping at the second floor front façade at 17 E. Lancaster Avenue, Ardmore, Mainline Optical, Ardmore Historic District.

    6. On Tuesday, April 7, 2015 HARB recommended approval as submitted.

      PUBLIC COMMENT

  8. WITHDRAWN - MAY 2015 EVENT ON CRICKET AVENUE

  9. Consider for recommendation to the Board a request from the Ardmore Initiative (AI) and John Henry’s Pub who propose to hold a Cricket Avenue Block Party BBQ and anniversary celebration on Saturday, May 30, 2015 on Cricket Avenue from 3 p.m-8pm. The purpose is to celebrate the start of summer with a family-friendly event featuring food, music, beer, children’s activities, a moon bounce and more. The event organizers will take all the same precautions as they have done with Oktoberfest. The area will be cordoned off with security to assure that participants do not leave the designated area and that alcohol will not be served to anyone underage or appearing intoxicated.

    PUBLIC COMMENT

  10. FARMERS’ MARKET ON LOT 1 IN ARDMORE

  11. Consider for recommendation to the Board authorizing the Township Manager to enter into an agreement with Growing Roots Partners to operate a Farmers’ Market in the parking lot in front of the Public Safety Building for 2015.
    (Exhibit B)

    PUBLIC COMMENT

  12. NONCONFORMING USE ORDINANCE AMENDMENT

  13. Consider for recommendation to the Board authorizing the Township Secretary to advertise a public hearing and notice of intent to adopt an ordinance amendment on May 20, 2015 to amend the Code of the Township of Lower Merion, Chapter 155, Entitled Zoning, Article XXI, Section 99, Nonconforming Uses, by amending the Nonconforming Use requirements by Subsection D, Restoration To Measure Damage By Habitable Floor Area, By Adding A New Section 155-99.1 To Provide Expansion Regulations For Nonconforming Dimensional Buildings.
    (Exhibit C)

    PUBLIC COMMENT

  14. APPOINTMENT TO THE ZONING HEARING BOARD

  15. Consider for recommendation to the Board appointing Josh Grimes to a three year term on the Zoning Hearing Board as an alternate member such term to expire January, 2017.

    PUBLIC COMMENT

  16. UPCOMING ADVISORY BOARD MEMBER TERM EXPIRATIONS

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

    PUBLIC COMMENT

 

            Return to full list >>

            Free viewers are required for some of the attached documents.
            They can be downloaded by clicking on the icons below.

            Acrobat Reader Flash Player QuickTime Windows Media Player Microsoft Silverlight Word Viewer Excel Viewer PowerPoint Viewer