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-Chairpersons: Commissioners Elizabeth S. Rogan & Philip S. Rosenzweig 
Vice-Chairpersons: Commissioners George T. Manos & Joshua L. Grimes

PRELIMINARY 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):

    843, 847 & 859 Old Lancaster Road
    Escrow Release no. 3 ....................... $5,881

    Church of the Good Shepherd
    Escrow Release no. 2 ....................... $27,831

    29-39 E. Wynnewood Road
    Escrow Release no. 1 ....................... $666,213

    Whole Foods
    Escrow Release no. 1  .....................  $890,138

    234 Montgomery Avenue Development
    Escrow Release no. 3 ......................  $21,628

    600 Righters Ferry Road
    Escrow Release no. 13 ....................  $29,734

    PUBLIC COMMENT

  2. COOPERATION & REIMBURSEMENT AGREEMENT BETWEEN LOWER MERION TOWNSHIP & THE ARDMORE INITIATIVE

    Consider for recommendation to the Board approval of a cooperation and reimbursement agreement between Lower Merion Township and Ardmore Initiative to satisfy a planning grant requirement with the Commonwealth of Pennsylvania Department of Community and Economic Development.
    (Exhibit B)

    PUBLIC COMMENT

  3. BOARD MEMBER APPOINTMENTS TO THE ARDMORE INITIATIVE BUSINESS DISTRICT AUTHORITY BOARD OF DIRECTORS

    Consider for recommendation to the Board a resolution to appoint the following members to the Board of Directors of the Ardmore Initiative Business District Authority:
    (Exhibit C)

    Name .............................. Term Expires
    Jean Broillet IV ................. January 2, 2017
    Greg Romano ................... January 6, 2020
    Mike Coughlan .................. January 4, 2021
    Mike Silver ....................... January 4, 2021

    PUBLIC COMMENT

  4. WIRELESS ANTENNA LEASE EXTENSION

    Consider for recommendation to the Board extending a lease with Crown Castle for a wireless antenna tower at the Koegel Complex, 1300 Woodbine Avenue, Penn Valley.
    (Exhibit D)

    PUBLIC COMMENT

  5. LIQUOR LICENSE

    Consider for recommendation to the Board a request to amend a condition imposed on the transfer of a liquor license into the Township that restricts the hours of operation at the Beer Shoppe on Greenfield Avenue in Ardmore.
    (Exhibit E)

    PUBLIC COMMENT

  6. AMENDMENT PLAN

    1400 Waverly Road, Waverly Heights, Gladwyne, Ward 2, SD# 3556A.

    Expiration Date – N/A ................................. Zoning – RAA/RA/R1/HROD/CCF

    Consider for recommendation to the Board an Amendment Plan prepared by Bohler Engineering dated October 5, 2015, last revised January 13, 2016 showing the construction of a new four-story building containing 10 apartments over two levels of underground parking containing 40 parking spaces and construction of three additions on to the Carlton Commons building. The following conditions shall be complied with prior to recording the Amended Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. The Planning Commission recommended approval subject to the following conditions:

    Stormwater Management:

    1. The applicant shall document that the amount and location of proposed impervious surface is compatible with the stormwater management design of the existing stormwater basins and piping. Calculations/tabulations shall be submitted that document that the location of the proposed impervious surface within the drainage basin of the western surface stormwater basin together with the already constructed amount is less than the amount for which the basin was previously qualified. Adjustments to the basin design shall be made if/as required.

    2. All new or relocated 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.

    3. The type of the inlet to be relocated on the fifteen (15”) inch RCP near the addition to the 2-story brick building shall be provided. A detail shall be added to the plan.

    4. The invert of the twelve (12”) inch PVC roof drain connection to the existing inlet near the loop drive shall be provided. The type of existing inlet shall be labeled on the plan.

    5. If required by the Township Engineer, a A test pit shall be performed at the interface of the proposed sanitary sewer lateral from the multi-story building with the existing fifteen (15”) inch RCP storm pipe. Non-interference shall be verified prior to issuance of any permits. Adjustments to the sanitary lateral or storm sewer shall be made if/as required. A minimum slope of two (2%) percent shall be maintained for the sanitary lateral.

    6. The cleanouts noted on the plan in the area of the addition to the one-story brick building shall be identified. Any associated piping shall be shown on the plan.

    Lighting:

    1. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns for all new or modified fixtures, shall be submitted to and shall be subject to the approval of the Director of the Building and Planning Department prior to issuance of any permits. The location, luminaire type, wattage, means of control and pole height shall be indicated. Lighting shall be designed to minimize the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. Exterior luminaires shall be full cut-off unless it can be demonstrated that cut-off luminaires are more appropriate and will result in less off-site light trespass.

    2. The lighting plan for all new or modified fixtures shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.

    Landscaping:

    1. An a Additional 11 deciduous trees, 26 deciduous shrubs and 6 evergreen trees shall be provided if and as required by the Natural Features Code.

    2. A revised landscape plan complying with Natural Features Code Sections 101-9, 101-5B and Zoning Code Section 155-167.7 shall be prepared and sealed by a Registered Landscape Architect and approved by the Township Arborist prior to recording the Final Plan.

    Construction Details:

    1. All construction-related vehicles shall be parked on-site or at a remote site not in the neighborhood. No construction-related vehicles may park on the street. This includes vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project.

    2. A detail of the retaining wall shall be provided. Additional top and bottom of wall spot elevations shall also be clearly shown. Calculations shall be provided for wall heights exceeding four (4’) feet.

    3. A topsoil and fill material stockpile location shall be provided.

    Standard Plan Items:

    1. The Existing Conditions Plan shows six (6”) inch PVC and eight (8”) inch PVC inverts to the inlet to be relocated at the proposed addition to the 2-story brick building. The piping to this inlet shall be shown and the relocation of the piping shall be clearly indicated at the new inlet location.

    2. The proposed 320’ elevation contour shall be shown as solid on the eastern drive access to the proposed building.

    Utilities:

    1. The sanitary lateral to be modified shall clearly indicate the location of any existing and/or proposed vents, traps or cleanouts. The size, material and slope of the lateral shall be clearly indicated.

    2. The water service line to the proposed building shall be encased in concrete if/as required if isolation distance to the sanitary sewer main is not maintained.

    Standard Conditions of Approval:

    1. The mean grade of the proposed building shall be calculated and shown on the Grading Plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

    2. If required by a Township Public Safety Agency, all new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communications systems at the exterior of the building.

    3. The Township Engineer’s review letter dated January 22, 2016 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.

    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. The Final 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 Amendment Plan approval.

    6. 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).

    7. Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of the Certificate of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant.

    8. 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.

    9. The owner shall make payment of the Township Engineer’s 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 federal, state, county and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

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

    • Subdivision & Land Development Code Section 135-16.B.17, to not provide a Historic Resource Impact Study with the Tentative Sketch Plan.
    • Subdivision & Land Development Code Section 135-19.B.8, to not provide a full traffic impact study and parking analysis with the Preliminary Land Development Plan.
    • Natural Features Code Section 101-5.C.2.b, to allow disturbance on slopes exceeding twenty-five (25%) percent for the proposed apartment building, portions of the access drive, and the associated grading.

    PUBLIC COMMENT

  7. PRELIMINARY LAND DEVELOPMENT PLAN

    150 Monument Road, Bala Cynwyd, LD# 3724, Ward 9.

    Expiration Date – 4/20/2016 ................................. Zoning – RCA/R6A District

    Applicant – Andrew Marshall, MC Monument Apartment, L.P.
    Property Owner – Monument KPG III LLC
    Applicant’s Representative – Carl Primavera, Esquire, Klehr, Harrison, Harvey & Branzburg, LLP

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Bohler Engineering dated April 29, 2015, last revised December 18, 2015, showing the construction of a five story residential building over a level and half of parking containing 206 one, two and three-bedroom units and 204 at and above grade parking spaces, a four-story parking garage containing 270 parking spaces and 3,482 square feet of commercial area, and a pedestrian way and multi-purpose path along Monument Road. 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, February 1, 2016 the Planning Commission recommended approval subject to the following conditions:

    Architectural Elevations:

    1. The buildings shall be constructed substantially as shown on the architectural elevations prepared by Lessard Design, dated December 17, 2015, last revised January 26, 2016 with the exception of modifications required by these conditions of approval.

    2. The mean grade of the structure shall be calculated and shown on the Final Plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

    Public Gathering Space:

    1. The applicant shall provide a Maintenance and Operations Plan for the public gathering space to ensure that it is properly maintained including that the proposed fixtures are maintained and replaced as needed. The plan shall be subject to the approval of Township Staff.

    2. The applicant shall provide four benches in the southern most portion of the public gathering space.

    3. The applicant shall work with staff on the final selection of the furnishings in the public gathering space.

    4. A note shall be included on the Final Plan stating that the public gathering space and the pedestrian way are available for public access.

    5. The applicant shall provide a covenant to the Township acknowledging that they received a density bonus subject to a condition that they provide Public Gathering Space. The covenant shall be subject to the approval of the Township Solicitor.

    6. The applicant shall provide an easement over the pedestrian way to ensure that it is accessible by the public. The easement shall be subject to the approval of the Township Solicitor.

    Site Improvements:

    1. Sample materials for any retaining wall visible from a public way shall be provided to staff for review and comment.

    2. The applicant shall provide way finding signage at the public gathering space and along the public trail connections to identify public and private site amenities and connections to the Township trail network. The signage shall clearly identify accessible routes across the site.

    3. The applicant shall work with the Township and the City Avenue Special Services District to develop possible uses for the plaza area.

    4. The applicant shall provide bollards, movable planters, and power sources for the use of decorative lighting within the proposed plaza area. The applicant shall work with staff on the details.

    Recreation Area:

    1. The applicant shall provide a Maintenance and Operations Plan for the recreation area outlining required on-going maintenance. The plan shall be subject to the approval of Township Staff.

    Landscape Plan:

    1. The final layout of the pedestrian pathway shall be coordinated with the owner of 335 Righters Ferry Road to create a physical and visual link between the two recreation areas.

    2. The landscape plan shall comply with the greening standards in Zoning Code Section 155-217.C.7.

    3. The applicant shall work with staff on the selection of appropriate native species for the site.

    4. A revised landscape plan complying with the applicable portions of the Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-141.7 and conditions herein and shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

    5. The applicant shall work with staff to refine the landscape plan to provide all required plant material on-site. Any plant material that cannot be planted on-site shall be donated to the Township for off-site planting.

    6. The applicant shall work with staff to cluster design elements such as decorative bike racks, benches and other furnishings throughout the site. Details of each amenity shall be provided on the landscape plan.

    7. All required landscaping shall be maintained in perpetuity.

    Traffic, Circulation & Parking:

    1. A traffic impact fee of $194,544 shall be paid prior to the issuance of any building permit for the development in accordance with the Act 209 study.

    2. The final layout of fire vehicle access/maneuverability through the site shall be subject to the approval of the Fire Marshal.

    Stormwater Management:

    1. The location of the inspection ports to the seepage beds shall be clearly shown on the plan view.

    2. 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. Elevations of the bottom of the bed and top of stone shall be provided. The actual stone gradation proposed shall be clearly shown. Geotextile material shall be clearly indicated to surround the bed.

    3. Clarification of the Corrugated Metal Pipe (CMP) material designation shown for sections of the existing sanitary sewer main shall be provided.

    4. The fifteen (15”) inch CMP stormwater conveyance line that will no longer be used shall be adequately sealed and properly abandoned.

    5. The integrity of the existing eighteen (18”) inch corrugated metal pipe (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.

    6. A detail for the proposed modifications to the existing outlet structure of the surface basin shall be provided.

    Construction Details:

    1. A detail of the retaining wall shall be provided. Additional top and bottom of wall elevations shall be provided. Calculations shall be provided for wall heights that exceed 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 permit issuance.

    3. All construction-related vehicles shall be parked on-site or at a remote site not in the neighborhood. No construction-related vehicles may park on the street. This includes vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project.

    Standard Plan Conditions:

    1. The curb location on Righters Ferry Road shall be adjusted at the property line of 335 Righters Ferry Road. It shall be coordinated with the approved lines and grades of the curb for that development to ensure a smooth transition.

    2. 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. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any permits. The location, luminaire type, wattage, means of control and pole height shall be indicated. Lighting shall be designed to minimize the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. Exterior luminaires shall be full cut-off unless it can be demonstrated that cut-off luminaires are more appropriate and will result in less off-site light trespass.

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

    3. The Township Engineer’s review letter dated January 19, 2016 shall be incorporated by reference into these conditions of approval to the extent that the same is not inconsistent with the conditions of approval.

    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. If required by a Township Public Safety Agency, all new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communications systems at the exterior of the building.

    6. Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of a Certificate of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant.

    7. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm). (P)(PC0)

    8. The Final Plan, complying with all applicable conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of approval by the Board of Commissioners.

    9. 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.

    10. The owner shall make payment of the Township Engineer’s and 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.

    11. The property owner(s) shall comply with all applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.

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

    1. 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.
    2. Natural Features Code Section 101-5.B.2, to allow disturbance of vegetation in steep slope areas.
    3. Natural Features Code Section 101-9, to provide the required minimum planting requirements off-site if they cannot be accommodated on-site.
    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. Streets & Sidewalk Code Section 133-15.C.2.d, to allow for driveway slopes in excess of 10%.
    7. Subdivision & Land Development Code Section 135-17.B.1, to only show the locations of existing storm and sanitary sewers be shown on the plan at the direction of the Township Engineer.
    8. 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%.
    9. Stormwater Management & Erosion Control Code Section 121-6H, to allow the size and species of trees within 25 feet of disturbance to be determined in the field by the Township Arborist prior to construction rather than included on the plans.

    PUBLIC COMMENT

  8. PRELIMINARY LAND DEVELOPMENT PLAN

    345-351 Montgomery Avenue, Jewish Family & Children’s Services of Greater Philadelphia, Merion Station, Ward 13, SD# 3762.

    Expiration Date – 2/28/2016 ................................. Zoning – C2/R2/R6A

    Applicant – Michael Willner
    Property Owner – Jewish Family and Children’s Services
    Applicant’s Representative – Jamie Jun, Esquire, Fromhold, Jaffe & Adams

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by
    Cornerstone Consulting Engineers and Architectural, Inc. dated December 1, 2015, last revised January 15, 2016, showing the installation of 23 new parking spaces. 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, February 1, 2016 the Planning Commission recommended approval subject to the following conditions:

    Zoning Hearing Board:

    1. The applicant shall comply with all conditions imposed by the Zoning Hearing Board in Order no. 4347.

    Pedestrian Amenities:

    1. A three foot wide green strip shall be provided along with a five foot wide sidewalk on Montgomery Avenue.

    2. A two foot wide green strip shall be provided along with a four foot wide sidewalk on Parsons Avenue if sufficient impervious surface is available.

    3. The applicant shall work with the Township Engineer and the Traffic Safety Division to install a painted crosswalk across Parsons Avenue.

    Architectural Elevations & Signage:

    1. All rooftop mechanical equipment on the existing building shall be screened visually and acoustically. The applicant shall provide a roof plan and section demonstrating compliance with this requirement.

    2. The applicant shall work with staff to develop façade improvements which complement historic surroundings and commercial use. The applicant shall also work with staff to reference the Ardmore Design Guidelines. The building façade shall be constructed substantially as shown on the rendering presented to the Planning Commission on February 1, 2016 with the exception of modifications required by these conditions of approval.

    3. The applicant shall work with staff on the design of all proposed signage to ensure it is appropriately scaled.

    4. The applicant shall work with staff to provide fabric awnings above the first floor windows on the Montgomery Avenue façade.

    Landscape Plan:

    1. The applicant shall provide a row of canopy trees along the edge of the proposed parking lot including in the area of the removed parking space at the southwestern corner of the parking lot.

    2. The applicant shall work with staff to provide additional plantings, including street trees along Montgomery Avenue.

    3. The applicant shall work with staff to upgrade the landscaping in front of the entrance to the building so that it is more suitable to a walkable commercial district and affords views into the building.

    4. The applicant shall install additional shrubs in the required 20 foot buffer and in the area of the removed driveway along Parsons Avenue.

    5. A revised landscape plan complying with applicable portions of the Natural Features Code and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

    Traffic, Circulation & Parking:

    1. An sufficient area within the parking lot shall be shown for deliveries on the property or within the parking lot shall be provided for the loading/unloading of vehicles. This area shall be clearly shown on the plan and shall be subject to the approval of the Township Engineer.

    2. The first parking space at the southwestern portion of the site shall be eliminated.

    3. The northern most parking space shall be designated as employee only parking.

    4. A double yellow line, stop bar and stop sign shall be added at the access point to Montgomery Avenue and shall be shown on sheet no. 1 of the site plan.

    5. A post development evaluation of the driveway to Montgomery Avenue shall be performed if/as directed by the Township Engineer. Turn restrictions during peak hours shall be evaluated to determine if necessary/desired due to the length of signal queue or actual Level of Service.

    Stormwater Management:

    1. The design of the proposed stormwater management seepage bed shown on a plan dated December 1, 2015, last revised January 27, 2016 prepared by Cornerstone Consulting Engineers and Architectural, Inc. shall be subject to the approval of the Township Engineer prior to recording the Final Plan. All associated inlets, piping and grading shall comply with the Township Code.

    2. The Cn number for the pre-development conditions on the current property labeled “Premises 1” shall be considered as meadow for all rate and volume control analysis.

    3. Post development and during construction stormwater management controls shall be addressed in the calculations. The two (2) year post development peak rate of runoff shall be controlled to the one (1) year pre-development peak rate. The five (5) year frequency storm shall be controlled to the two (2) year pre-development rate. For the ten (10) through 100 year storms, the development peak rate of runoff shall be controlled to the peak discharges which occurred prior to development in the respective storm frequencies. All areas on Premises 1 shall be considered as meadow for this analysis.

    Construction Details:

    1. A detail of the retaining wall shall be provided. Calculations shall be provided for wall heights exceeding four (4’) feet or with vehicle surcharge loading.

    2. A topsoil/fill material stockpile location shall be provided on the plan.

    3. 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 permit issuance.

    4. All inlets in non-paved 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.

    5. A full reveal and depressed curb detail shall be provided that is consistent with Township standards.

    6. Depressed curb shall be indicated at the driveway access location. The length of depressed curb shall be dimensioned on the plan.

    7. The curb shall be noted to be raised to full reveal where directed by the Township.

    8. The sidewalk detail shall be revised to comply with Township standards.

    9. A construction entrance detail shall be added to the plan and shall be consistent with Township standards.

    10. The impervious surface on the consolidated parcel shall be clearly itemized. Porous walkways shall be listed. Only porous walkways that comply with the definition of impervious surface in Zoning Code Section 155-4 may be excluded from the total impervious surface.

    11. The porous walkway detail shall be adjusted to meet Township design standards if it is to be excluded from the impervious tabulation. Any portion of the walkway exceeding six (6’) feet in width shall be counted as impervious surface.

    12. The yard drain shall be moved out of the right-of-way of Montgomery Avenue.

    13. The existing and proposed inlets receiving a connection shall be labeled with unique numbers for identification/reference.

    14. The existing inlet(s) receiving storm sewer connections shall be noted to be repaired/replaced as directed by the Township.

    15. Curb/sidewalk on the property frontage shall be noted to be repaired/replaced as directed by the Township.

    16. Detectable warning surfaces shall be indicated in the sidewalks at the driveways.

    17. The existing roof drain that discharges directly into the cartway of Parsons Avenue shall be abandoned and connected either to a seepage bed or the existing storm sewers.

    18. The freestanding sign located in the right-of-way shall either be relocated or the applicant shall enter into an Indemnification Agreement with the Township for it to remain in the right of way.

    Standard Conditions of Approval:

    1. All construction-related vehicles shall be parked on-site or at a remote site not in the neighborhood. No construction-related vehicles may park on the street. This includes vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project.

    2. A deed of consolidation shall be recorded subsequent to the recording of the Final Plan.

    3. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any permits. The location, luminaire type, wattage, means of control and pole height shall be indicated. Lighting shall be designed to minimize the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. Exterior luminaires shall be full cut-off unless it can be demonstrated that cut-off luminaires are more appropriate and will result in less off-site light trespass.

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

    5. If required by a Township Public Safety Agency, all new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communications systems at the exterior of the building.

    6. Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of a Certificate of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant.

    7. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm).

    8. The Township Engineer’s review letter dated January 22, 2016 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.

    9. 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.

    10. The Final Plan, complying with all applicable conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of approval by the Board of Commissioners.

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

    12. Per the Municipalities Planning Code, The owner shall make payment of the Township Engineer’s 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.

    13. The property owner(s) shall comply with all applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.

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

    • Subdivision & Land Development Code Section 135-7, to not provide a Tentative Sketch Plan.
    • A partial waiver from Natural Features Code Section 101-9.B.2, to not provide the required planted island.

    PUBLIC COMMENT

  9. HISTORICAL COMMISSION

    1. Consider for recommendation to the Board a proposal at 120 E. Athens Avenue, Former First Baptist Church, Class 2, Ardmore, 2016-R-1 to alter the approved ADA ramp from concrete and stone to pressure treated wood covered with Azek or a comparable material.

      On January 25, 2016 the Historical Commission recommended conceptual approval of a framed ADA ramp clad with a composite material with alternatives to be proposed by the applicant working with the Township’s consultant to be presented to a subcommittee of the Historical Commission.

    PUBLIC COMMENT

    1. Consider for recommendation to the Board a proposal to demolish an existing three-car detached garage and construct a new three-car, one and a half story, detached garage, remove an existing canopy and concrete stairs at the rear entrance to the home and replace it with new stairs, canopy and a detached covered walkway leading to the garage. A free-standing pavilion adjacent to the existing pool is also proposed at 235 Pennswood Road, Class 2, Bryn Mawr, 2016-R-3.

      On January 25, 2016 the Historical Commission recommended conceptual approval of the application as submitted including the proposed pool structure, free standing garage, breezeway and new rear porch in terms of massing, scale, location and general architectural style with the applicant to return at a later date with revised documents and additional details related to the garage and breezeway connection specifically the trellis.

    PUBLIC COMMENT


  10. CERTIFICATE OF APPROPRIATENESS

    1. Consider for recommendation to the Board a Certificate of Appropriateness to replace the rear glass door assembly facing the parking lot at 19 W. Lancaster Avenue, Ardmore, First Position Dance Arts, Ardmore Commercial District.

      On Tuesday, February 2, 2016 HARB recommended approval as submitted.

    PUBLIC COMMENT

    1. Consider for recommendation to the Board a Certificate of Appropriateness to allow a recently constructed composite deck with a vinyl railing to remain in place of the previously approved patio at 326 Righters Mill Road, Gladwyne, Gladwyne Historic District.

      On Tuesday, February 2, 2016 HARB recommended approval as submitted.

    PUBLIC COMMENT

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