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

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

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)
    600 Righters Ferry Road
    Escrow Release no. 6
    $462,199.00
    131-151 Rock Hill Road
    Escrow Release no. 8
    $397,485.00
    Bryn Mawr Hospital
    Medical Office Building, Block D
    Escrow Release no. 3, Final
    $15,850.00
    PUBLIC COMMENT
  2. RESOLUTION
    Consider for recommendation to the Board a Resolution for the submission of a grant application to the Pennsylvania Department of Community and Economic Development (DCED) and the Commonwealth Financing Authority for $1.6 million in funding from the Multimodal Transportation Fund for Right-of-Way (ROW) acquisition for the Belmont Avenue/Rock Hill Road project (CIP 4216). (Exhibit B)
    PUBLIC COMMENT
  3. CONDITIONAL USE DECISION
    907, 921 & 931 W. Lancaster Avenue & 24 N. Merion Avenue, Bryn Mawr.
    Expiration Date – 7/31/2015
    Zoning – BMV-3/BMV-4
    Consider for recommendation to the Board a Conditional Use application to permit alternative Development Design standards and Architectural elements for the existing and proposed buildings in this development. The applicant also seeks any other relief or approvals necessary to allow the proposed improvements for the development. (Exhibit C)
    The following relief is sought for Building I, the existing building:
    1. 155-215.B.2, Façade articulation, for the depth of articulated elements to not fall within the required range of 2-5 feet
    2. 155-215.E.2.a.6.a, for the maximum sill height above the adjacent sidewalk elevation to exceed two feet
    3. 155-215.E.2.a.6.b, for the window heads to be greater than 9-12 feet above the sidewalk level
    4. 155-215.E.2.f, for the massing of all buildings to be de-emphasized through the use of projecting and recessed elements, such as porches, windows and roof dormers to reduce overall bulk and volume, enhance visual quality and contribute to human scale development. Specifically, the applicant seeks relief to not have such breaks in facades and rooflines occur not more frequently than the width of two Bryn Mawr Village District shop fronts (generally about 25 feet each) nor less frequently than 100 feet
    5. 155-215.E.2.g.1, for the top of the existing building to not have a pitched roof with overhanging eaves
    6. 155-215.E.2.g.2, to not have a pitched roof with a minimum slope of 4:12.
    The following relief is sought for Building II, the proposed building:
    1. 155-215.E.2.a.3, for window and door openings at the ground floor of the primary front façade to not occur in a ratio of at least 3:1 between openings and solid surfaces
    2. 155-215.E.2.a.6.a, for the maximum sill height above the adjacent sidewalk elevation to exceed two feet
    3. 155-215.E.2.a.6.b, for the window heads to be greater than 9-12 feet above the sidewalk level
    4. 155-215.E.2.f, for the massing of all buildings to be de-emphasized through the use of projecting and recessed elements, such as porches, windows and roof dormers to reduce overall bulk and volume, enhance visual quality and contribute to human scale development. Specifically, the applicant seeks relief to not have such breaks in facades and rooflines occur not more frequently than the width of two Bryn Mawr Village District shop fronts (generally about 25 feet each) nor less frequently than 100 feet.
    PUBLIC COMMENT
  4. PRELIMINARY SUBDIVISION PLAN
    47 Cricket Avenue, Ardmore, SD# 3750, Ward 4.
    Expiration Date – 8/2/2015
    Zoning – ASDD1- MUST
    Applicant – Pete Staz on behalf of Cricket Avenue Property, LLC
    Property Owner – Brad Paul on behalf of Cricket Avenue Property, LLC
    Applicant’s Representative – Ross Weiss, Esquire, Cozen O’Connor
    Consider for recommendation to the Board a Preliminary Subdivision Plan prepared by Momenee and Associates, Inc. dated April 16, 2015, last revised June 18, 2015 showing the subdivision of the existing parcel into two new lots. The following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday July 6, 2015 the Planning Commission recommended approval subject to the following conditions:
    Future Development
    1. A separate land development application shall be filed by the applicant for any future development of Lot 1. The Township Engineer’s review letter dated June 26, 2015 shall be incorporated by reference into these conditions of approval with the exception of items B1-B29, B36-B40 and C1-C6.
    Standard Conditions of Approval
    1. Approval of this Preliminary Subdivision Plan does not obligate the Township to approve the applicant’s future Tentative Sketch or Preliminary Land Development plan for either property.
    2. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm).
    3. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission.
    4. The Final Plan, complying with all conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval.
    5. The owner will make payment of fees and expenses of the Township’s professional consultants who perform services on behalf of the Township with respect to these plans and the work contemplated thereunder and will establish and maintain with the Township those escrows for the payment of such fees required by Township Code. Owner agrees that any statement from the Township for such fees which remain unpaid for a period of 30 days may be recorded against the property as a municipal lien.
    6. The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled.
    7. The property owner(s) shall comply with all federal, state, county and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.
    PUBLIC COMMENT
  5. TENTATIVE SKETCH OPEN SPACE SUBDIVISION PLAN
    1010 Spring Mill Road, Villanova, SD# 3751, Ward 6
    Expiration Date – 8/2/2015
    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.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
  6. TENTATIVE SKETCH OPEN SPACE SUBDIVISION PLAN
    1401 Morris Avenue, Villanova, SD# 3752, Ward 6.
    Expiration Date – 8/2/2015
    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. 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 B14 – The improvement to the radii shall only be required to be modified if/when additional homes are constructed.
      3. Item B16 – Existing profiles for the Morris Avenue extension shall only be required if/when additional homes are constructed.
    Access
    1. The width of the roadway paving along the property frontage shall be increased as directed by the Township Engineer if/when additional single-family homes are constructed.
    2. The Land Subdivision Agreement shall be amended to allow for the improvement of the roadway to be deferred to a later date. The installation of a sidewalk shall be included in the amended Land Subdivision Agreement.
    3. The actual sight distance triangles shall be shown for each driveway. This shall be fully evaluated with the Preliminary Plan.
    4. 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.
    5. A Penn DOT Highway Occupancy Permit shall be obtained for any work performed within the right-of-way of Spring Mill Road.
    6. If/when additional single family homes are constructed, a certification from a structural engineer shall be submitted documenting the integrity of the two (2) existing culverts/bridges that the extension of Morris Road crosses. The engineer shall certify that the structures are adequate for fire/emergency and construction vehicles. Any required improvements shall be made a Condition of Approval. The certification shall be submitted with the Preliminary Plan.
    Landscape Plan/Wetlands
    1. 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.
    2. 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.
    3. 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.
    Preservation Area
    1. A Maintenance and Operations Plan for the proposed preservation area on Lot 2 shall be submitted with the Preliminary Plan. The document shall prohibit play sets, sheds and/or gazebos in the preservation area regardless of whether they have a foundation or do not meet the definition of structure per the Township Code.
    Utilities
    1. The location of the common force main serving Lot 2 shall be fully shown.
    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 Road during the Preliminary Plan process.
    5. The location and limits of the existing on-lot sanitary system 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 and are subject to a 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 existing retaining walls to remain are modified or if improvements are proposed in proximity to existing retaining walls they 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. 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.
    Standard Plan Items
    1. 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.
    2. The plans shall be revised to remove and replace all references to 1022 N. Spring Mill Road with 1300 Mt. Pleasant Road.
    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 135-28, to defer the installation of a sidewalk along Morris Avenue.
  7. PUBLIC COMMENT
  8. TENTATIVE SKETCH LAND DEVELOPMENT PLAN
    100 Coulter Avenue, Suburban Square, Ardmore, LD# 3747, Ward 5.
    Expiration Date – 8/2/2015
    Zoning – C-2/MUST/HROD
    Applicant – Geoffrey Glazer, Kimco Realty
    Property Owner – Amerishop Suburban, LP
    Applicant’s Representative – Fred Fromhold, Esquire, Fromhold, Jaffe & Adams
    Consider for recommendation to the Board a proposal to construct a new four level, 571 space parking garage at 75 St. James Place with approximately 3,000 square feet of retail space at grade along Coulter Avenue. The plan also shows the construction of a new two story, 40,000 square foot building at 100 Coulter Avenue with retail on the first floor and office space on the second floor and a 3,445 square foot one story addition to the rear of Trader Joe’s. Demolition of an existing storage building (a former a freight shed), a Class II historic resource, 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:
    Layout
    1. The applicant shall explore removing the four remaining parking spaces at the west end of the Dollar Lot and converting this area into a public gathering space.
    2. The applicant shall explore converting the driveway between Trader Joe’s and the Farmer’s Market into a seasonal public gathering space.
    3. The existing freight shed shall not be demolished under any circumstances before all land development and associated approvals are obtained.
    4. The applicant shall investigate either adaptively reusing the freight shed as retail or restaurant space or shall investigate converting the building into a permanent parking shed. If these options are not feasible, then the applicant shall investigate preserving the freight shed on-site or shall permit the freight shed to be relocated to an alternative site.
    5. The applicant shall submit with its Preliminary Plan application an investigation of the mitigation measures outlined in the Historic Resource Impact Study prepared by Wise Preservation Planning, LLC, dated May 7, 2015.
    Architectural Elevations
    1. Elevations of all sides of the proposed buildings and the parking garage, including a list of materials, shall be submitted with the Preliminary Plan.
    2. The mean grade of the structure 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 submitted with the Preliminary Plan.
    Landscape Plan
    1. The applicant shall provide a chart indicating how the proposal compares to the greening standards contained within the Subdivision & Land Development Code Section 135-41.4.
    2. A mix of deciduous and evergreen trees and shrubs shall be provided along Montgomery Avenue adjacent to the parking structure to screen the structure and enhance the green character of Montgomery Avenue.
    3. Existing street trees along Coulter Avenue in front of the new parking garage and retail/office building shall be preserved to the greatest extent feasible.
    4. A landscape plan complying with Natural Features Code Sections 101-9, 101-5B and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.
    5. 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.
    Pedestrian Circulation
    1. The applicant shall refurbish to the extent necessary as ultimately determined by Township staff the existing stamped crosswalks across Coulter and Anderson Avenues.
    2. The applicant shall evaluate installing additional crosswalks at the following locations within the site including but not limited to:
      • Between Trader Joe’s and the Farmer’s Market
      • Between Trader Joe’s and the Gap
      • Between the ramp leading from Montgomery Avenue to the rear of the parking garage
      • The driveway intersection with Glenn Road and Montgomery Avenue
      • The southern side of Anderson Avenue.
    Traffic, Circulation & Parking
    1. The applicant shall work with the Township to fully evaluate the desirability and feasibility of traffic/circulation improvement measures proposed by the North Ardmore Civic Association’s traffic consultant.
    2. The pedestrian safety improvements outlined in the traffic study for the intersection of Anderson and Coulter Avenues shall be fully evaluated with the Preliminary Plan. As part of the examination the applicant shall examine a four way stop sign and other solutions at Anderson Avenue and Coulter Avenue.
    3. The applicant shall work with the Township to examine traffic calming measures at Glenn Road and Coulter Avenue.
    4. 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. This shall be investigated with the Preliminary Plan submission.
    5. Pedestrian signal upgrades/improvements at Montgomery Avenue and Glenn Road shall be fully evaluated with the Preliminary Plan. The existing crosswalks shall be refurbished, as necessary as ultimately determined by the Township Engineer.
    6. The applicant shall confirm with available historic data that the existing peak hours used in the traffic study do not extend beyond 6 p.m. on a weekday or 2 p.m. on a Saturday or that any such extended peak hours would not substantially affect the study results. This evaluation shall be submitted with the Preliminary Plan.
    7. The traffic study shall be revised to address the internal circulation of the proposed parking garage compared to the existing parking lot. The Level of Service and any queue issues shall be evaluated at the access points of the garage and the parking lot access on the north side of the garage to the main internal connector drive between Montgomery Avenue and Coulter Avenue. The applicant's traffic engineer shall coordinate this additional analysis with the Township Engineer.
    8. The existing and proposed stop sign locations shall be clearly shown in addition to the stop bars and pavement markings presently indicated.
    9. The “Do-Not-Enter” and “Stop” signs shown on the plan near the first level garage entrance shall be clarified.
    10. Existing pavement markings and signage restricting turning movements at the West lot shall be clearly shown.
    11. Adequate maneuverability shall be demonstrated within the garage taking into consideration the location of any columns.
    Stormwater Management
    1. All drains from the proposed roof and garage deck areas shall be directly connected to the stormwater management systems where feasible. This shall be shown on the Tentative Sketch Plan and shall be fully evaluated with the Preliminary Plan.
    2. The Preliminary Plan shall include a stormwater facility sufficient to recharge the direct volume of runoff generated by the five (5) year design storm for all proposed roof and garage deck areas where feasible. The proposed/requested rain gardens and green roof designs can be used to offset the requested recharge volume. Where feasible, no basin shall be approved which recharges less than the increased volume of runoff generated by the new building roof/garage deck area for the 100-year storm considering the predevelopment ground cover condition as meadow.
    3. The applicant shall explore the feasibility of a green roof for the proposed retail/office building expansion in order to improve water quality in the drainage area.
    4. The applicant shall determine areas of the development site that are suitable for further stormwater improvements. Locations for additional water quality control such as seepage beds, rain gardens or water quality structures shall be provided. Partnership with the Township for the installation of these additional systems shall be explored and shall be more fully investigated with the Preliminary Plan.
    5. The design for the rain garden adjacent to Trader Joe’s shall be submitted with the Preliminary Plan. Opportunities for other BMPs through the applicant’s property, including the West lot, shall be explored with the Preliminary Plan.
    Construction Details
    1. Applicable dimensions of hardscape areas, aisle widths, curb radii and sidewalk widths shall be provided on the Preliminary Plan.
    2. Erosion control measures shall be provided on the Preliminary Plan. The proposed construction access location(s) shall be indicated. Details that conform to Township standards shall be shown. Certification attesting to the completeness shall be provided on the Erosion Control Plan.
    3. All inlets in non-paved areas shall be graded in a twelve (12”) inch sump condition to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading. This shall be evaluated with the Preliminary Plan.
    4. A full reveal and depressed granite curb detail shall be provided on the Preliminary Plan. The length of depressed curb for the new driveways and any curb to be raised to full reveal shall be dimensioned on the plan.
    5. A soil stockpile location shall be provided on the Preliminary Plan.
    6. Depressed granite curb and concrete apron shall be indicated at the new driveway access location on Coulter Avenue.
    7. Details of the concrete apron and sidewalk shall be provided on the Preliminary Plan. Details shall conform to Township standards.
    8. A detail of any new retaining wall shall be provided. Calculations shall be provided for wall heights that exceed four (4’) feet.
    9. A certification by a civil engineer of the condition of any existing retaining walls to remain shall be provided. Any recommended improvements/repairs shall be made a condition of the issuance of the permit.
    Deliveries/Trash Pick Up
    1. The applicant shall submit the anticipated hours for deliveries and trash pick-up with the Preliminary Plan.
    Township Engineer’s Review
    1. The parking calculation shall be subject to the approval of the Zoning Officer.
    2. A planning module or exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan.
    Standard Conditions of Approval
    1. A lighting plan shall be submitted with the Preliminary Plan. The location, luminaire type, wattage, pole height and illumination patterns shall be indicated. The lighting shall be designed to reduce the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties.
    2. The applicant shall address the Township Engineer’s June 26, 2015 review letter consistent with these conditions of approval.
    3. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission.
    4. Approval of this Tentative Sketch Plan does not ensure that the developer or the owner can ultimately develop the property as shown on the plan. The proposed development’s compliance with various Township ordinances, including but not limited to the Natural Features Conservation Code shall not be determined until the applicant submits a Preliminary Plan for Township approval.
    5. The Preliminary Plan, complying with all applicable conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of approval by the Board of Commissioners.
    6. The owner shall make payment of fees and expenses of the Township’s professional consultants who perform services on behalf of the Township with respect to these plans and the work contemplated thereunder and will establish and maintain with the Township those escrows for the payment of such fees required by Township Code. Owner agrees that any statement from the Township for such fees which remain unpaid for a period of 30 days may be recorded against the property as a municipal lien.
    7. The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled.
    8. The property owner(s) shall comply with all applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.
    In the Planning Commission recommended approval of the following waiver:
    • Subdivision & Land Development Code Section 133-15F, to have a curb cut that is greater than 36 feet wide.
    PUBLIC COMMENT
  9. HISTORICAL COMMISSION
    1. Consider for recommendation to the Board a request to demolish the existing freight shed at 100 Coulter Avenue, Class 2, Suburban Square, Ardmore, 2015-D-11.
      On Monday, May 18, 2015 the Historical Commission recommended a 90 day delay to allow time to engage the applicant and the community to find viable uses for the building including relocation to another site, relocation to the Cynwyd Heritage Trail, or the conversion of the existing structure to a permanent parking shed which would retain the relationship of the building to its existing site and original context while only possibly reducing the number of proposed parking spaces by two. The Commission acknowledged that the land development process will outstrip any delay imposed, therefore the Commission recommends that the existing historic resource not be demolished under any circumstances before all land development and associated approvals are obtained.
      PUBLIC COMMENT
    2. Consider for recommendation to the Board a request to demolish the roof over the existing family room and reconstruct it with a new raised cathedral ceiling with skylights, demolish a small storage area attached to the existing one-story attached garage and remove an internal gardener's workshop, reconfigure the exterior garage wall and install new garage doors to accommodate three vehicles. Select windows will also be replaced at 246 N. Bowman Avenue, Class 2, Merion, 2015-R-12.
      On Monday, June 22, 2015 the Historical Commission recommended conditional approval as detailed in the plans dated June 2015 with staff to review the details of the following:
      • The proposed replacement windows, trim and sills
      • The proposed skylights including the number, location and product selection
      • The proposed carriage doors including product selection
      • Any changes to the parapet over the garage. If staff and the applicant cannot reach agreement then the applicant can return to the full Commission for a resolution
      • The applicant shall include cut sheets and product selection for the four doors on the south elevation.
      The Commission also recommended the following:
      • The applicant shall submit a final set of drawings to the Township for the record indicating all materials on the elevations
      • The applicant shall clarify whether the triple window in the kitchen on the north elevation is double hung or casement
      • All other materials shall match the existing including the stone cladding and lintels and panes over the garage doors with the rear of the new gable end roof to be stucco
      • The Commission urged the applicant to consider retaining the existing windows and repairing and restoring them. In lieu of that the Commission recommended matching the new windows as closely as possible with the windows being replaced with aluminum clad Marvin ultimate clad window with applied muntins and simulated divided lights that match the pattern of the existing windows.
      PUBLIC COMMENT
    3. Consider for recommendation to the Board a request to replace some existing windows as noted in the application and repair existing storm windows. The entrance door and stairs on the southwest elevation (three options are proposed) will be modified and a new French door will be installed on the northeast elevation at 130 Avon Road, Class 2, Haverford, 2015-R-13.
      On Monday, June 22, 2015 the Historical Commission recommended approval of the application subject to the following:
      • Retention and repair of the existing storage building
      • Retention of the existing historic resource with the following changes: replacement of the existing windows with a wood or metal clad wood with staff to review alternates related to composite materials but with simulated divided lights
      • Reuse and repair of the existing trim including the sills and retention of the existing siding, novelty shingles and the existing cedar shake roof with repairs
      • Retention of the existing front door or replacement in kind with approval of the lighting fixtures as submitted
      • A door opening on the rear side of the entrance connecting a door of the same size or larger than the front door as well as a front and rear deck clad with “Azek porch”
      • Removal of the brick half walls (as agreed to by the applicant) with a recommendation that the applicant create a simpler smaller footprint on the front deck and steps with final details to be reviewed by staff for both the decks and the replacement windows. If a resolution cannot be reached between the applicant and staff then the applicant can return to the full Commission for a resolution
      • The applicant should submit a final record set of drawings with materials clearly noted for all exterior surfaces including windows and doors.
      PUBLIC COMMENT
  10. GROWING GREENER RESOLUTION
    Consider for recommendation to the Board adopting a resolution to support the ‘Clean Water Counts’ campaign to bring greater awareness and attention to the water quality challenges facing local communities throughout the Commonwealth. (Exhibit D)
    PUBLIC COMMENT
  11. AMENDMENTS TO THE BALA VILLAGE DISTRICT
    Discuss potential amendments to the Bala Village District to reduce the building height along sections of City Avenue in Merion and Bala Cynwyd from 65 feet to 38 feet. (Exhibit E)
    PUBLIC COMMENT
  12. APPOINTMENT TO THE ZONING HEARING BOARD
    Consider for recommendation to the Board appointing Alan Ritterband as an alternate to the Zoning Hearing Board for a three year term to expire July, 2018.
    PUBLIC COMMENT
  13. BAMBOO ORDINANCE AMENDMENT – TIME PERMITTING
    Discuss an ordinance to amend the Code of the Township of Lower Merion, Chapter 59, Entitled Brush, Grass & Weeds to regulate the planting, growing or maintenance of running bamboo. (Exhibit F)
    PUBLIC COMMENT
  14. NOISE ORDINANCE AMENDMENT – TIME PERMITTING
    Discuss an ordinance to amend the Code of the Township of Lower Merion, Chapter 105 thereof, entitled Noise and Exterior Lighting, by deleting existing noise regulations in Articles I and II in their entirety and creating a new set of noise standards. (Exhibit G)
    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