Planning Division

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Mission

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

Responsibilities:

(include but are not limited to)

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

Categories

Building & Planning Committee

All Times Are Approximate

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

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):

    CVS
    260 Rock Hill Road
    Escrow Release no. 1 -- $777,092.00

    6 Lancaster Avenue
    Palmer Seminary
    Escrow Release no. 4 -- $31,418.00

    Philadelphia Country Club
    Maintenance Building
    1601 Spring Mill Road
    Escrow Release no. 3 -- $26,459.00

    Temple Beth Hillel
    1001 Remington Road
    Escrow Release no. 2 -- $95,590.00

    112 Sibley Avenue
    The Sibley Apartments
    Escrow Release no. 1 -- $48,145.00

    Saint Joseph’s University
    Maguire Campus
    Escrow Release no. 5, Final -- $24,200.00

    100 St. Georges Road
    Former YMCA
    Escrow Release no. 1 -- $63,811.00

    131-151 Rock Hill Road
    Residential apartments
    Escrow Release no. 11 -- $38,115.00

    600 Righters Ferry Road
    Residential apartments
    Escrow Release no. 10 -- $103,455.00

    843, 847, 859 Old Lancaster Road
    Danley
    Escrow Release no. 1 -- $87,565.00

    24 N. Buck Lane
    Two-lot subdivision
    Escrow Release no. 2 -- 26,603.00

    PUBLIC COMMENT

  3. BARMOUTH TRAILHEAD & BRYN MAWR FARMERS’ MARKETS

  4. Consider for recommendation to the Board authorizing the Township Manager to enter into agreements with Farm to City to continue Farmers’ Market Operations in Bryn Mawr and at the Barmouth Station Trailhead through December, 2016. (Exhibit B)

    PUBLIC COMMENT

  5. TENTATIVE SKETCH PLAN

  6. 225 E. Montgomery Avenue, Ardmore, Ward 5, SD# 3754.

    Expiration Date – 11/30/2015 ........................................... Zoning – R7/R3

    Applicant – John Rayer, Rayer Builders
    Property Owner – Haim & Sari Baron
    Applicant’s Representative – James G. Buckler, Esquire, Tollen & Buckler

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Yohn Engineering, LLC, dated July 6, 2015, last revised September 18, 2015 showing the construction of ten townhouses with a common driveway to E. Montgomery Avenue. The following conditions shall be complied with on the Preliminary Plan unless specifically exempted. On Monday, October 5, 2015 the Planning Commission recommended approval subject to the following conditions (Exhibit C):

    Township Engineer’s Review:

    1. The Township Engineer’s review letter dated September 29, 2015 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with the conditions of approval set forth below.

    Architectural Elevations:

    1. The applicant shall consider architectural modifications, such as step backs, bay windows, balconies, dormers and other forms of articulation, to reduce the bulk and scale of the townhouses closest to E. Montgomery Avenue and the rear property line.
    2. The design of the new units shall be compatible with the existing neighborhood and shall contain elements of the architecture found in the neighborhood. 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.
    3. The applicant shall provide details regarding the garage doors to be used on all units. The applicant shall consider recessing the garage doors a minimum of one (1) to three feet (3) from the pedestrian entrance.
    4. Architectural elevations of all sides of all units, including a list of materials, shall be submitted with the Preliminary Plan.
    5. The mean grade of the structures 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.

    Streetscape & Landscape Plan:

    1. The applicant shall incorporate a low wall and/or a hedge with pillars along the Montgomery Avenue street frontage. Details shall be provided with the Preliminary Plan submission.
    2. The applicant shall incorporate foundation plantings and green space within the proposed courtyard.
    3. The applicant shall identify how the recreation area requirement will be met at the Preliminary Plan stage.
    4. The number of street trees provided shall compensate for the street trees removed as they have not been included in the present wooded lot calculations. The removal of any tree in the right-of-way shall be subject to the approval of the Shade Tree Commission. The street trees to be removed shall be shown on the proposed development plan in addition to the existing conditions plan.
    5. Wooded lot calculations shall be provided on the Preliminary Plan and shall be subject to the approval of the Township Arborist. The total number of trees removed for the proposed construction shall be indicated.
    6. A landscape plan complying with Natural Features Code Sections 101-9, 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.

    Traffic and Circulation:

    1. The width of the drive access at Montgomery Avenue shall be dimensioned. A minimum width of twenty-four (24’) feet shall be provided as directed by the Township Engineer.
    2. A stop bar and sign shall be indicated on the plan at the exit drive. In order to improve the orderly movement of traffic, double yellow pavement markings for the length of a car shall be shown at the drive access from Montgomery Avenue.
    3. A full reveal and depressed curb detail shall be provided on the Preliminary Plan. The length of depressed curb for the new driveway and any curb to be raised to full reveal shall be dimensioned on the plan.
    4. Sidewalk and curb shall be noted on the plan to be repaired/replaced at the direction of the Township.
    5. Details of the concrete apron and sidewalk shall be provided on the Preliminary Plan. Details shall conform to Township standards.
    6. Adequate maneuverability for cars out of the garages and for delivery/service vehicles shall be documented. The radii at the driveway access/egress shall be labeled on the plans and shall be adequate as determined by the Township Engineer. The width of the garage/drive access areas to the individual units shall be dimensioned on the plan.
    7. The guest parking spaces at the front of the site shall be shifted as directed by the Township Engineer in order to provide adequate maneuverability. A minimum aisle width of twenty-two (22’) feet shall be provided.

    Stormwater Management and Erosion Control:

    1. Erosion control measures and the proposed construction access location shall be provided on the Preliminary Plan. Details that conform to Township standards shall be shown. Certification attesting to the completeness shall be provided on the Erosion Control Plan.
    2. The location of existing storm sewers shall be provided on the Preliminary Plan. The size, slope, and material of all storm sewers within two hundred (200’) feet shall be indicated.
    3. A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of the seepage bed and prior to the start of earthmoving activities.

    Construction Details:

    1. A fill material and topsoil stockpile location shall be provided.
    2. A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of the seepage bed and prior to the start of earthmoving activities.

    Utilities:

    1. The location, size, material, and slope of the proposed sanitary laterals shall be shown and the design shall comply with Township standards. Separate permits/approvals shall be obtained.
    2. The location of all proposed utility services shall be provided on the Preliminary Plan.
    3. The existing City No. 1 inlet and grate that is indicated to receive the connection of the outlet pipe from the stormwater facility shall be noted to be repaired/replaced as directed by the Township.

    Plan Requirements:

    1. An As-Built Plan shall be submitted following completion of the construction demonstrating compliance with impervious surface limits.
    2. Additional clarification on the proposed survey monuments shall be submitted with the Preliminary 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 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 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. The owner will make payment of fees and expenses of the Township’s professional consultants who perform services on behalf of the Township with respect to these plans and the work contemplated thereunder and will establish and maintain with the Township those escrows for the payment of such fees required by Township Code. Owner agrees that any statement from the Township for such fees which remain unpaid for a period of 30 days may be recorded against the property as a municipal lien.
    7. The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled.
    8. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    PUBLIC COMMENT

  7. TENTATIVE SKETCH PLAN
    150 Monument Road,
    Bala Cynwyd, Ward 9, SD# 3724.
    Expiration Date – 12/31/2015 ........................... Zoning – CAD-RCA District

  8. Applicant – Andrew Marshall, Roseland Property Company
    Property Owner – Monument KPG III LLC
    Applicant’s Representative – Carl Primavera, Esquire, Klehr, Harrison, Harvey, Branzburg, LLP

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Bohler Engineering, dated April 29, 2015, last revised October 16, 2015, showing the construction of a five story apartment building containing 206 units and 204 parking spaces beneath the building. A four story parking garage containing 270 parking spaces and 3,482 square feet of commercial area and the reconfiguration of the existing surface parking lot to provide 106 surface parking spaces is also shown. The following conditions shall be complied with on the Preliminary Plan. The plan is referred to the Planning Commission with attention called to the following conditions:

    Township Engineer’s Review:

    1. The Township Engineer’s review letter dated October 23, 2015 shall be incorporated by reference into these conditions of approval.

    Architectural Elevations:

    1. The proposed residential building shall be constructed substantially as shown on the architectural elevations prepared by Lessard Design dated October 16, 2015 with the exception of modifications required by these conditions of approval. The proposed elevations shall also comply with Zoning Code Section 155-217.F.5.
    2. The proposed parking garage shall be constructed substantially as shown on the architectural elevations prepared by Lessard Design dated October 29, 2015 with the exception of modifications required by these conditions of approval. The proposed elevations shall also comply with Zoning Code Section 155-217.F.5.
    3. Per Zoning Code Section 155-217.F.5.b.6, all rooftop mechanical equipment shall be screened visually and acoustically.
    4. The mean grade of the structures shall be calculated and shown on the plan. The architectural plans must be coordinated with and must comply with the grading proposed with this application.

    Site Design:

    1. A sidewalk that complies with Subdivision & Land Development Code Section 135-28 along the full length of the property that fronts along Righters Ferry Road.
    2. The applicant shall design the outdoor spaces and amenities, such as trails, so that they are interconnected with adjacent properties.
    3. The public, multipurpose path shall be paved with asphalt a minimum of 2.5 inches thick with a minimum aggregate sub-base of four inches. An alternative paving material that provides an adequate walking surface, such as concrete or other similar paving systems, may be approved by the Township Engineer.
    4. The public gathering spaces shall comply with the City Avenue District requirements unless conditional use approval is obtained to deviate from the requirements.
    5. A diagram of each public gathering space shall be provided detailing the boundary, the total square footage and detailed information indicating how the areas comply with the City Avenue District requirements.
    6. The applicant shall work with staff on the final design and layout of the landscaping and furnishings in the public gathering spaces.
    7. If the area between the proposed parking garage and the existing office building is to be used for outdoor markets, specifics such as the hours of operation and type of market shall be provided with the Preliminary Plan. The applicant shall work with the City Avenue Special Services District to coordinate the programming of events in the public gathering space.

    Landscape Plan:

    1. Planted islands in the surface parking lot shall be shifted as directed by staff so that they are not located above the proposed stormwater management facilities. Trees shall be shown in the islands.
    2. The drive aisle between the existing office building and the proposed parking garage shall be decreased in width in consultation with Township staff in order to provide additional plant material in front of the garage.
    3. An additional 48 deciduous trees, 1 evergreen tree, 71 deciduous shrubs and 106 evergreen shrubs shall be provided.
    4. A revised landscape plan complying with column two in table 1 of the Greening standards, Natural Features Code Section 101-9 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.
    5. Wooded lot calculations shall be provided and shall be subject to the approval of the Township Arborist. The total number of trees removed/impacted by the proposed construction, including the installation of the proposed hiking trail and any sidewalk along Righters Ferry Road, shall be listed.

    Recreation Area:

    1. The applicant shall continue to work with staff on the design and location of any proposed recreation areas on the site.
    2. The applicant shall provide additional details on areas within the residential building that are indicated as possible recreation areas including how the space will be used for recreational purposes by the future residents.
    3. The applicant shall provide specific details on the proposed picnic tables, benches and exercise equipment located within the recreation area including the amount and type of disturbance required to install these amenities.
    4. The amount of the recreation area shall be based on the entire square footage of the lot.
    5. Additional details on the proposed hiking trail including the proposed design, width and material shall be provided. The grading and tree removal associated with the installation of the trail shall be shown on the Preliminary Plan.
    6. If a recreation fee is required, it shall be submitted with the building permit for the residential building.

    Stormwater Management:

    1. The proposed stormwater management facilities shall be increased in size to recharge the volume of the roof area for the new residential building and the proposed parking garage during the two-year storm.
    2. The location of the inspection ports to the seepage beds shall be clearly shown on the plan view.
    3. A clear, site specific detail for each seepage bed shall be provided. Adequate dimensions for construction and inspection shall be shown in a plan view detail and cross section.
    4. Elevations of the bottom of the bed and top of the stone shall be provided. The actual stone gradation proposed shall be clearly shown. Geotextile material shall be clearly indicated to surround the bed.
    5. Clarification of the CMP material designation shown for sections of the existing sanitary sewer main shall be provided.
    6. The fifteen (15”) inch CMP stormwater conveyance line that will not be used shall be adequately sealed and properly abandoned as directed by the Township Engineer.
    7. The integrity of the existing eighteen (18”) inch CMP discharge pipe to the concrete endwall shall be verified. The integrity of the outflow pipe from the existing basin shall also be verified. Video inspection shall be performed and submitted for review. Repairs/replacement shall be performed if/as required/directed by the Township Engineer.

    Traffic & Circulation:

    1. A revised traffic impact study addressing comment B-41 of the Township Engineer’s review letter shall be submitted with the Preliminary Plan.
    2. The final layout for fire vehicle access/maneuverability through the site shall be subject to the approval of the Fire Marshal.

    Construction Details:

    1. A detail of the retaining wall, including additional top and bottom of wall elevations, shall be provided. Calculations shall be provided for wall heights exceeding four (4’) feet.
    2. A certification by a civil engineer of the condition of the existing retaining walls to remain shall be provided. Any recommended improvements/repairs shall be made a condition of the permit issue.

    Standard Plan Conditions:

    1. An Indemnification Agreement for the stone wall/structure located within the right-of-way of Righters Ferry Road shall be established.

    Standard Conditions of Approval:

    1. Per Chapter 92 of the Township Code, since the proposed residential building contains more than 45 units, an on-site manager shall be provided.
    2. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted with the Preliminary Plan. 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.
    3. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
    4. 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.
    5. 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. (P)
    6. 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 the Tentative Sketch Plan approval by the Board of Commissioners.
    7. A letter shall be provided with the Preliminary Plan indicating how each Tentative Sketch condition has been complied with.
    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.

    The applicant withdrew the following waivers:

    1. Subdivision Land Development Code Section 135-7.A, to proceed to Preliminary Plan without first having obtained Tentative Sketch Plan approval.
    2. Natural Features Code Section 101-5.C.2, to disturb manmade steep slopes greater than 15 and 25% for the proposed residential building, structured parking and modifications to the surface parking lot.
    3. Natural Features Code Section 101-5.B.2, to allow disturbance of vegetation in steep slope areas. The project requires minimal disturbance of man-made steep slopes to allow development of the proposed residential building, structured parking and modifications to the existing surface parking lot.
    4. Stormwater Management & Erosion Control Code Section 121-4.E.2.c to allow for the underground infiltration basin to drain in more than 24 hours for the design storm volume.
    5. Streets & Sidewalk Code Section 133-15.F, to have a curb cut that exceeds the maximum standard length of thirty-six (36”) feet.
    6. Subdivision & Land Development Code Section 135-17.B.1, to not depict existing storm and sanitary sewers within two hundred feet of the development.
    7. Subdivision & Land Development Code Section 135-50.1.B.2, to allow land to be used for park and recreational facilities to exceed an average slope of 6%. Approximately 63% of the proposed hiking trail meets this requirement but the remaining portion will exceed 6% due to the existing topography.

    PUBLIC COMMENT

  9. CERTIFICATE OF APPROPRIATENESS

    1. Consider for recommendation to the Board a Certificate of Appropriateness to re-cover two awnings and install a halo-lit channel letter sign facing the Cricket Lot at 12 Cricket Avenue, Ardmore, Studio ML, Ardmore Historic District.

      On Tuesday, November 3, 2015 HARB recommended approval as submitted, subject to the right edge of the channel letter sign being aligned with the right side of the window and awning below, with the bottom the sign 18 inches above the top of the awning.

    2. PUBLIC COMMENT

    3. Consider for recommendation to the Board a Certificate of Appropriateness to replace porch decking, railings and column assemblies at 577 Barrett Avenue, private residence, Haverford, Haverford Station Historic District.

      On Tuesday, November 3, 2015 HARB recommended approval as submitted, subject to the installation of railing balusters that are painted and either 1) square in profile (pickets), or 2) turned units with bases and caps that are clearly differentiated in height to be the bottom and top of the baluster (with the base being the greater dimension, similar to the existing).

    4. PUBLIC COMMENT

    5. Consider for recommendation to the Board a Certificate of Appropriateness to remove the existing signage and logo and install a channel letter sign at 1025 Youngs Ford Road, Gladwyne, SuperFresh, Gladwyne Historic District.

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

    6. PUBLIC COMMENT

    7. Consider for recommendation to the Board a Certificate of Appropriateness to cover the front and alley-side sign band areas with silver aluminum board and install non-illuminated channel letters, and install a projecting sign near the alley entrance door at 28 W. Lancaster Avenue, Cura AcuSpa, Ardmore, Ardmore Historic District.

      On Tuesday, November 3, 2015 HARB recommended approval of the storefront and side wall signs as submitted. The request for an alley side door projecting sign was tabled by the applicant.

    8. PUBLIC COMMENT

    9. Consider for recommendation to the Board a Certificate of Appropriateness to replace the tile under the storefront windows with wood panels similar to the nearby pucciManuli storefront and replace the apartment entrance light fixture at 11 Cricket Avenue, Ardmore, Ardmore Historic District.

      On Tuesday, November 3, 2015 HARB recommended approval as submitted, subject to the removal of the existing tile facing of the bulkheads to allow adequate detailing of the paneling. The request for a replacement light fixture over the apartment entrance door was tabled by the applicant.

    10. PUBLIC COMMENT

  10. APPOINTMENT TO THE ENVIRONMENTAL ADVISORY COUNCIL

  11. Consider for recommendation to the Board appointing Mike Hays to a four year term on the Environmental Advisory Council such term to expire November, 2019.

    PUBLIC COMMENT

  12. APPOINTMENT TO THE HISTORICAL COMMISSION

  13. Consider for recommendation to the Board appointing Jason Lewis as an alternate member on the Historical Commission for a five year term such term to expire November, 2020.

    PUBLIC COMMENT

  14. FLOODPLAIN ORDINANCE AND FEMA MAP UPDATES – TIME PERMITTING

  15. Discuss pending changes to the FEMA floodplain maps and a future ordinance amendment to revise the Township’s Floodplain provisions.

    PUBLIC COMMENT

       

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