Planning Division

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

Mission

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

Responsibilities:

(include but are not limited to)

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

Categories

Building & Planning Committee

All Times Are Approximate

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

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):

    120 E. Athens Avenue
    Escrow Release no. 3 ........................................ $14,266.00

    Odd Fellows
    310-324 Righters Mill Road
    Escrow Release no. 2 ........................................ $25,607.00

    Bryn Mawr College
    Dalton Hall
    Escrow Release no. 2, Final ................................ $20,447.00

    PUBLIC COMMENT

  2. A RESOLUTION IN SUPPORT OF A TRANSPORTATION AND COMMUNITY DEVELOPMENT INITIATIVE PLANNING GRANT

    Consider for recommendation to the Board a resolution in support of a Transportation and Community Development Initiative (TCDI) Planning Grant application to study the feasibility of implementing a Business Improvement District (BID) in the Bryn Mawr commercial area.
    (Exhibit B)

    PUBLIC COMMENT

  3. WAIVER OF LAND DEVELOPMENT PLAN

    2025 Old Gulph Road, Calvary Cemetery, Villanova, Ward 6, W-16-002.

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

    Applicant – Paul Mancino, Stonemor Partners, L.P.
    Property Owner – Philadelphia Catholic Cemeteries
    Applicant’s Representative – Michael Yanoff, Esquire, Freidman Schuman

    Consider for recommendation to the Board a Waiver of Land Development Plan prepared by Eustace Engineering, dated December 18, 2015, showing the construction of an 810 sq. ft. mausoleum. The following conditions shall be complied with on the grading permit plan. The Planning Commission recommended approval subject to the following conditions:

    Landscaping:

    1. A landscape plan complying with the applicable portions of the Natural Features Code Sections 101-9, 101-5B and Zoning Code Section 155-141.7 shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan. The landscape plan shall be subject to the approval of Township staff.

    Stormwater Management:

    1. A seepage bed shall be added to the surface basins that assists in the recharge and empty time requirements for the basins. A detail shall be provided showing inlets, distribution pipes and recharge stone. Geotextile fabric shall be used to protect the stone from soil migration.

    2. Roof drains shall be shown for the proposed mausoleum. Drainage arrows and additional spot elevations shall be added to demonstrate that the design storms will be fully directed to the storm facilities and recharged as required by the Township Code.

    3. Design consideration shall not include infiltration rates in computing the storage volume of a seepage bed. The rates shall be used only to meet the requirements that the seepage bed empty in twenty-four (24) hours or less. The appropriate factor of safety shall be used in the empty time analysis.

    Construction Details:

    1. A fill material soil stockpile location shall be provided.

    2. A noted shall be added to the plan indicating that the tires of all construction vehicles shall be washed. A vehicle tire scrub detail shall be added to the plan to be used if washing of the tires proves ineffective.

    Standard Conditions of Approval:

    1. A lighting plan for any new lighting associated with the proposed mausoleum shall be submitted with the grading permit application. 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 and shall be accompanied by a letter indicating how each requested revision has been addressed in the re-submission.

    4. The Township Engineer’s review letter dated March 25, 2016 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.

    5. 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).

    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. 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.

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

    The Planning Commission recommended approval of the following waivers:

    1. Subdivision & Land Development Code Section 135-7A, to not provide a Tentative Sketch Plan.
    2. Subdivision & Land Development Code Section 135-10A(3), to not provide a Preliminary Land Development Plan.
    3. Subdivision & Land Development Code Section 135-13, to not provide a Final Plan.

    PUBLIC COMMENT

  4. SECOND STAGE PLAN

    540 New Gulph Road, Bryn Mawr, Ward 10, SD# 3732L3.

    Expiration Date – N/A ............................................... Zoning – R-3

    Applicant – Vince D’Annunzio, Vintage Development Co., L.P.
    Property Owner – Paul & Sarah Robinson
    Applicant’s Representative – Vince D’Annunzio, Vintage Development Co., L.P.

    Consider for recommendation to the Board a Second Stage Plan prepared by Momenee and Associates, Inc., dated March 17, 2016, showing the construction of a single family detached dwelling with a 2,094 square foot footprint. The following conditions shall be complied with prior to the issuance of any permits by means of plan revision, completion or financial guarantee, unless specifically exempted. The Planning Commission recommended approval subject to the following conditions:

    Township Engineer’s Review:

    1. The Township Engineer’s review letter dated March 25, 2016 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 proposed house shall be constructed substantially as shown in the unattributed and undated architectural elevations submitted to the Township on March 18, 2016 with regard to mass, scale and materials to the extent the same is not inconsistent with the conditions of approval set forth below.

    2. The proposed shutters shall fit the size of the window openings that they are associated with or shall be exactly one half of the width of the window.

    3. The stone material along the front façade shall be continued along the return of the proposed projecting bay to meet the recessed front door area.

    4. The applicant shall consider providing an additional window along the projecting bay located along the eastern elevation.

    5. The proposed stone material shall be similar in color and composition as is typically found within the existing neighborhood.

    6. The proposed stone shall be returned around the corners of the façade.

    Landscape Plan:

    1. The landscape plan shall be subject to the approval of the Township prior to the issuance of any permits.

    2. The existing hedge shall be removed relocated from the public right of way. New plantings shall be located outside of the public right of way so as to not obstruct pedestrian or vehicular mobility within the right of way. behind the proposed street trees.

    3. The area of the public right of way shall be graded to be accessible by pedestrians. No obstructions shall be permitted in the public right of way.

    4. The applicant shall work with staff to install the proposed street trees outside of the disturbance area of a future sidewalk.

    5. The applicant shall provide details regarding the proposed landscape walls.

    Stormwater Management:

    1. The proposed trench drain for the driveway shall be relocated out of removed from the Township right-of-way. The during construction level spreader shall be shifted out of the right-of-way unless approval is obtained from the Public Works Department for temporary placement.

    2. A detail of the trench drain shall be provided. Feasibility of the connection of the twelve (12”) inch outlet pipe to the trench drain spreader shall be demonstrated.

    3. The detail for the porous walk shall be revised to indicate AASHTO No. 3 recharge stone.

    4. The trench restoration detail shall specify a twelve (12”) inch minimum over-cut for the paving limit distance to the trench.

    Access:

    1. Concrete apron shall be indicated at the new driveway access location.

    2. Details of the concrete apron and future sidewalk (deferred) shall be provided and shall conform to Township standards.

    3. The existing driveway locations shall be shown and the applicant shall be required to relocate the proposed driveway as requested by the Township Engineer if determined necessary.

    Construction Details & Standard Plan Items:

    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. Calculations shall be provided for wall heights exceeding four (4’) feet.

    3. The patio shall be fully dimensioned on the plan.

    Standard Conditions of Approval:

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

    2. The proposed home shall have an approved address number placed in a position that is plainly legible and visible from the street 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. Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of a Certificate of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant.

    4. 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.

    5. 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.

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

    PUBLIC COMMENT

  5. PRELIMINARY SUBDIVISION PLAN

    708 Pennstone Road, Bryn Mawr, Ward 11, SD# 3758.

    Expiration Date – 4/30/2016 ............................................... Zoning – R2

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

    Consider for recommendation to the Board a Preliminary Subdivision Plan prepared by RKW Engineering Services, Inc. dated January 11, 2016, last revised March 17, 2016, showing the subdivision of the existing 1.9 acre lot into two lots of 57,600 s.f. and 32,324 s.f. The existing single family dwelling is proposed to remain on Lot 1. A new single family detached dwelling is proposed on Lot 2. 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. The Planning Commission recommended approval subject to the following conditions:

    Township Engineer’s Review:

    1. The Township Engineer’s review letter dated March 24, 2016 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.

    Second Stage Plan Approval:

    1. Second Stage Plan approval shall be obtained from the Planning Commission and Board of Commissioners for the proposed improvements on Lot 2 prior to the issuance of any permits.

    Architecture:

    1. 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.

    2. Architectural elevations of the proposed house, including a list of materials, shall be submitted with the Second Stage Plan application.

    3. The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing gazebo. The applicant shall provide documentation to planning staff indicating how this condition will be met.

    4. The design and external materials of the new home should be complementary to the existing neighborhood.

    Sidewalk:

    1. A future four foot (4’) wide sidewalk shall be shown on the Final Plan. The sidewalk shall be shown across the driveways at grade. Township standard sidewalk, concrete apron and depressed curb details shall be provided on the plan. The sidewalk shall be installed at such time as required by the Board of Commissioners. Street trees and other improvements shall be installed in a manner that will not interfere with the future installation of the sidewalk. The applicant shall not be required to post escrow for this possible future improvement.

    Landscape Plan:

    1. Street trees shall be provided on Lot 1.

    2. The wooded lot calculations, including the number, size, species and location of compensatory trees, shall be subject to the approval of the Township Arborist.

    3. The applicant shall work with staff to minimize the impact to and removal of existing vegetation. This shall be fully evaluated with the Second Stage Plan review.

    4. A 50 foot riparian buffer shall be provided on each lot and shall be planted with appropriate native vegetation. The plantings shall be shown on the landscape plan and shall be subject to the approval of Township staff.

    5. A revised landscape plan complying with 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. The landscape plan shall be submitted with the Final Plan.

    Stormwater Management:

    1. The top of berm along the western edge of the temporary basin shall be revised to be set at elevations 281.00’.

    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.

    Standard Conditions of Approval:

    1. The new home shall have an approved address number, building number 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).

    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 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.

    4. 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.

    5. 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.

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

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

    • Subdivision & Land Development Code Section 135-35, to create a lot line that is not at a right angle to or radial to the right of way.
    • Subdivision & Land Development Code Section 135-28A, to not provide a sidewalk along Pennstone Road.

    PUBLIC COMMENT

  6. PRELIMINARY OPEN SPACE PRESERVATION DISTRICT PLAN

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

    Expiration Date –5/9/2016 ............................................... Zoning – R3/OSPD/HROD

    Applicant – Mac Brand
    Property Owner – 718 Sussex, LLC
    Applicant’s Representative – George W. Broseman, Esquire, Kaplin Stewart

    Consider for recommendation to the Board a Preliminary Open Space Preservation District Plan prepared by Yohn Engineering, LLC dated February 1, 2016, last revised February 19, 2016 showing the development of the existing 5.8 acre lot with sixteen residential dwelling units and the creation of 3.3 acres of preservation area. 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. The Planning Commission recommended approval subject to the following conditions:

    Historic Buildings:

    1. The applicant shall submit to staff a final record plan set of all exterior changes to the historic buildings with all notes and dates revised for the Township’s historic preservation consultant’s final review.

    2. The two existing porches on the main house shall be preserved.

    3. With respect to the rear porch and shed dormer addition, the standing seam shed dormer shall be two separate sections interrupted by the elevator penthouse which shall be built out to the face of the dormer itself. It shall also be sided with lap siding shown on the plan integral to the front face of the dormer. A darker color shall be used for the siding, trim and gutters on the dormer to reduce its overall visual impact. The color shall be harmonious with the new adjacent asphalt roof.

    4. With regard to the chicken coop/country house, the applicant shall consider shifting the garage section two to three feet to the southern property line and the retention of the historic Dutch lap siding.

    5. The elevations of the new twin dwellings shall be subject to the review of details by a subcommittee of the Historical Commission including the ridgeline offset in the center section of the twins, the shutters, final dormers and articulation of the rear façade. Should the
      applicant and the subcommittee not reach a conclusion or agreement then the applicant may return to the full Commission for a resolution.

    Easements:

    1. The applicant shall stabilize all non-paved areas in the Knox Basin access easement sufficiently to accommodate access by heavy equipment such as a loaded triaxle dump truck of 40 tons. This may be achieved by subsurface means (geotextile or other), as determined by the applicant and in coordination with the Township Engineer.

    2. The applicant shall verify that all driveways within the easement to the Knox Basin are sufficient to accommodate Public Works trucks, including Refuse trucks.

    3. The final location and dimensions of the access easement to the Knox Basin shall be subject to the approval of the Board of Commissioners and the Public Works Department.

    4. A public pedestrian access easement shall be provided over the property from Sussex Road to the adjoining Township basin property for the period from dawn to dusk. The easement shall be provided for in the Declaration for the community or other recorded document and shall be subject to reasonable limitations to protect the dwelling units to be constructed on the property. Wayfinding signage indicating that the public may use the easement shall be provided and shall be subject to the approval of Township staff.

    5. An easement for public access shall be provided to the common open space/preservation area located 100 feet from the right of way of Argyle Road for the period from dawn until dusk limited to passive recreational activities. The easement shall be provided for in the Declaration for the community or other recorded document and shall be subject to reasonable limitations to protect the dwelling units to be constructed on the property. The aforesaid area shall contain an historical marker making reference to the Knox family.

    6. The applicant shall consult with the Township Historical Commission for the text of the historical marker.

    New Construction:

    1. The expansion area for the former chicken coop shall terminate at the perimeter setback. The stairs associated with the deck on this unit shall be shifted out of the perimeter setback.

    2. Units 1-4 shall remain as located on the Preliminary Plan. be shifted from the applicable perimeter setback line as required by Tentative Sketch condition no. 9. This shall be reflected on the Final Plan.

    Homeowner’s Association:

    1. The applicant shall form a Homeowner’s Association that will be responsible for maintaining the common facilities including but not limited to the preservation area, stormwater

      management facilities and the common driveways. The Homeowner’s association documents shall be subject to the approval of Township Staff and the Township Solicitor.

    Traffic, Access & Parking:

    1. A Penn DOT Highway Occupancy Permit shall be obtained for the work completed within the right of way of Argyle Road.

    2. 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.

    3. The areas indicated as “potential” guest parking spaces shall not count towards required parking for the development.

    4. The four (4) foot wide sidewalk shown along Sussex Road on the Preliminary Plan shall be installed at such time as required by the Board of Commissioners. Street trees and other improvements associated with the new sidewalk shall be installed in a manner that will not interfere with the future installation of the sidewalk.

    Landscape Plan:

    1. If the Shade Tree Commission recommends the removal of any existing street trees, then the applicant shall replace any tree removed with a species acceptable to the Shade Tree Commission.

    2. The applicant shall install additional landscaping to screen the view of the proposed detached garages from neighboring homes along Knox Road.

    3. The existing berm in the perimeter setback area along the southern property line shall be maintained along with the existing trees located thereon. The landscaping on the berm shall be maintained by the Homeowners’ Association.

    4. All existing trees to remain shall be devined.

    5. The applicant shall remove dead and declining trees from the site, including in the Preservation Area. Any dead tree limbs and branches shall be removed from the property. Deadwood or damaged limbs shall be removed from trees to remain.

    6. A revised landscape plan complying with Natural Features Code Sections 101-9 and 101-5B, Zoning Code Section 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

    7. The wooded lot calculations shall be subject to the approval of the Township Arborist. The total number of trees removed and impacted by the proposed construction shall be listed.

    Preservation Area:

    1. The Maintenance and Operations Plan shall be subject to the approval of Township staff.

    2. The private property signs shall be revised to read private preservation area.

    3. The portions of the Preservation area affected by utility improvements shall be fully restored to their original condition once construction is complete.

    4. Fences shall not be permitted through the Preservation area but rather only at the outer tract boundary.

    5. The preservation area shall be permanently delineated with small visible, unobtrusive signs/markers indicating the boundary every 100 feet or change in direction.

    6. A temporary fence shall be installed at the edge of the Preservation area boundary to prevent construction vehicles from encroaching into the area.

    7. The storage of vehicles, equipment and construction materials in the Preservation area during construction shall be minimized except as shown on the plans and in those portions of the Preservation area that are currently paved.

    Stormwater Management:

    1. The infiltration rates for the stormwater design shall be subject to the approval of the Township Engineer.

    2. Direct during construction stormwater management control shall be provided near the spring house. Rate control shall not be provided for this area as compensatory, but by direct collection and control. The grading and new impervious surface locations shall be adjusted if/as necessary.

    3. The stormwater systems shall be sized such that there will be no increase in stormwater volume following development for all design storms up to the 100-year event.

    4. The thickness of the drainage area boundaries on the drainage area plans shall be reduced to clearly demonstrate the drainage areas for each stormwater management system and bypass area.

    5. Additional inlets and/or adjusted grading shall be provide for Basins 1 and 2 to direct runoff into the proposed Type M inlets.

    6. The location of the level spreader for Basins 1 and 5 shall be field adjusted with the concurrence of the Township Engineer to maintain existing drainage patterns and direct overflow runoff away from the property at 714 Sussex Road.

    7. All seepage beds shall contain a sufficient number of observation ports that reach the bottom of the basin. The ports shall be clearly shown on the plan view of the details.

    8. The invert elevation for the eight (8”) inch pipe discharging from Basin No. 1 is listed as 294.1’ on the plans but as 294.5’ in the calculations. The detail shall be revised to match the calculations.

    9. The invert elevation for the twelve (12”) inch pipe discharging from Basin No. 4 is listed as 291.5’ on the plans and as 291.9’ in the calculations. The detail shall be revised to match the calculations.

    10. The invert elevation for the six (6”) inch pipe discharging from Basin No. 5 is listed as 290.5’ on the plans and as 290.4’ in the calculations. The detail shall be revised to match the calculations.

    11. The invert of the pipe entering Basin No. 5 is at 289.00’ and the invert of the pipe out of Basin No. 5 is 290.4’. This shall be accounted for in the routing of Basin No. 5.

    12. All HCMP shall be further specified as aluminum or aluminized steel.

    13. 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.

    Utilities & Easements:

    1. The condition of the existing sanitary sewer main shall be verified prior to approval of the Final Plan. The sanitary sewer main shall be repaired or replaced if its condition is proven to be unacceptable to the Township Engineer.

    Construction Details:

    1. Details for the proposed water meter pit shall be provided on the plan.

    2. The bearings and distances for the Preservation areas and all sanitary easements shall be provided on the Record Plan. <

    3. Sanitary sewer profiles for the runs between sanitary MH Nos. 2, 4 and 5 shall be provided. The profiles shall be revised to include all crossing utility and storm sewer lines.

    4. The common driveways shall be constructed to Township thickness. Documentation shall be submitted to the satisfaction of the Township Engineer for the existing portions of the driveways to be utilized that the existing thickness is sufficient for the proposed use of the driveway.

    5. The size and configuration of the access drives shall be subject to the approval of the Fire Marshal.

    6. “No Parking by Order of the Fire Marshal” signs shall be added to the plan as directed by the Chief Fire Officer.

    7. Geotextile material shall be indicated in the boulder retaining wall between the boulders and fill material. The width of the boulders shall be specified. The distance to the drive shall be increased to eight (8’) feet or vehicle surcharge shall be accounted for in calculations to be submitted for review by the Township Engineer.

    8. 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 permit issue.

    9. Depressed granite curb and concrete apron shall be indicated at the driveway access location to Sussex Road. The apron shall be added if the sidewalk is installed.

    10. The pervious paver section detail shall be revised to be consistent with Township standards. AASHTO No. 8 stone shall be specified for the joints.

    Standard Plan Items:

    1. An As-Built Plan shall be submitted following completion of the project to demonstrate compliance with impervious surface limits if required by Township staff.

    Standard Conditions of Approval:

    1. 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 building permits for each house to be constructed or for any common outdoor lighting. 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. The plan shall also comply with Chapter 105-21, Outdoor lighting directing light onto residential properties.

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

    3. The Township Solicitor shall approve the language of all easements.

    4. New deeds shall be recorded for all units after the Final Plan has been recorded. The following restrictions, to be verified by the Building and Planning Department, shall be placed in all deeds:

      • The continued operation and maintenance of all stormwater management facilities are the responsibility of the Homeowner’s Association.
      • The units are subject to the restrictions and responsibilities contained in the Maintenance and Operations Plan.
    5. 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.

    6. The Township Engineer’s review letter dated March 24, 2016 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with the conditions of approval.

    7. The Final Plan shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval.

    8. 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).

    9. 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.

    10. 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.

    11. 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:

    • Natural Features Code Section 101-5C(2b), to allow retaining walls, landscape walls and a portion of an ADA parking space to be constructed in slopes exceeding twenty-five (25%) percent.
    • Natural Features Code Section 101-5B, to allow eight of the required 24 compensatory trees to be provided as 8-10 foot tall evergreen trees.

  7. HISTORICAL COMMISSION

    Consider for recommendation to the Board a proposal at 715 Matsons Ford Road, Class 2, Villanova, 2016-R-12 to add a one-story addition to the existing house.

    On March 28, 2016 the Historical Commission recommended approval as submitted.

    PUBLIC COMMENT

  8. APPOINTMENT TO THE PLANNING COMMISSION

    Consider for recommendation to the Board appointing Tim Mathews to a four year term on the Planning Commission such term to expire April 2020.

    PUBLIC COMMENT

  9. REAPPOINTMENTS TO THE PLANNING COMMISSION

    Consider for recommendation to the Board the following reappointments to the Planning Commission:

    • Charles Howland, for an additional four year term to expire May 2020
    • Anthony Vale, for an additional two year term to expire May 2018

    PUBLIC COMMENT

  10. BAMBOO ORDINANCE AMENDMENT - TIME PERMITTING

    Consider for recommendation to the Board a request for the Township Secretary to advertise a public hearing and notice of intent to adopt an ordinance amendment on May 18, 2016 to amend the Code of the Township of Lower Merion, Chapter 59, Entitled Brush, Grass & Weeds to prohibit the planting, growing or maintenance of running bamboo.
    (Exhibit C)

    PUBLIC COMMENT

  11. NOISE ORDINANCE AMENDMENT – TIME PERMITTING

    Consider for recommendation to the Board a request for the Township Secretary to advertise a public hearing and notice of intent to adopt an ordinance amendment on May 18, 2016 to amend the Code of the Township of Lower Merion, Chapter 105, entitled Noise and Exterior Lighting, by deleting existing noise regulations in Article I and II in their entirety and creating a new set of noise standards.
    (Exhibit D)

    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