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

    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):

    115 W. Montgomery Avenue
    Escrow Release no. 5, Final ................................ $6,050.00

    234 Montgomery Avenue
    Escrow Release no. 4 ....................................... $36,863.00

    600 Righters Ferry Road
    Escrow Release no. 15 ..................................... $27,225.00

    112 Sibley Avenue
    Escrow Release no. 2 ....................................... $78,136.00

    100 St. Georges Road
    Former YMCA
    Escrow Release no. 3 ....................................... $86,244.00

    Bryn Mawr Film Institute
    822 W. Montgomery Avenue
    Escrow Release no. 5, Final ............................... $4,404.00

    PUBLIC COMMENT

  2. BRYN MAWR PARKING STUDY FINAL REPORT

    Consider for recommendation to the Board accepting the “Bryn Mawr Parking Study Final Report” by Tim Haahs Engineers/Architects.
    (Exhibit B)

    PUBLIC COMMENT

  3. FARM TO TABLE EVENT ON CRICKET AVENUE

    Consider for recommendation to the Board a request to use Cricket Avenue to host a Farm to Table event and consider a request to waive the applicability of the open container ordinance for the event.
    (Exhibit C)

    PUBLIC COMMENT

  4. BRYN MAWR HOSPITAL SIGNAGE WAIVER

    Consider for recommendation to the Board a request from Main Line Health to install directional signs within the right of way along Bryn Mawr Avenue, County Line Road and Old Lancaster Road abutting Bryn Mawr Hospital.
    (Exhibit D)

    PUBLIC COMMENT

  5. SECOND STAGE PLAN

    1330 Waverly Road, Fenimore, Gladwyne, Ward 2, SD# 3433L25.

    Expiration Date – N/A ............................................... Zoning – RA (OSPD)

    Applicant – Mike Emma, Pennstone Emma LLC
    Property Owner – Fenimore, LP
    Applicant’s Representative - Mike Emma, Pennstone Emma LLC

    Consider for recommendation to the Board a Second Stage Plan prepared by Momenee & Associates, Inc., dated April 15, 2016, showing the construction of a single family residence with a 3,593 square foot footprint. The following conditions shall be complied with prior to issuance of 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 April 22, 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.

    Drive Location/Township Pump Station Easement:

    1. Additional dimensions shall be provided for the proposed drive to further define the limits.

    2. The limits of paving to be removed associated with the drive to the pump station near the cartway of Waverly Road shall be subject to the approval of the Township Engineer.

    3. No utilities, lighting, structures or pavers shall be permitted within the Township pump station easement unless specifically approved by the Township.

    4. The applicant shall ensure that the Township is able to shall maintain the ability to limit access to the drive to the pump station by unauthorized vehicles. The bollards/chain or similar apparatus shall be maintained in proximity to the existing bollards/chain. The drive shall also be able to be secured across the easement to prevent unauthorized access. The location of the proposed drive to the new residence shall be shifted as necessary.

    Architectural Elevations:

    1. The proposed house shall be constructed substantially as shown in the architectural elevations prepared by RJH Architects, dated March 7, 2016, with regard to mass, scale and materials.

    2. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

    Landscaping:

    1. The proposed retaining wall shall be shifted outside the Township’s pump station access and utility easement. A clear detail of the retaining wall shall be provided. Top and bottom of wall elevations shall be clearly shown. Calculations shall be provided for wall heights that exceed four (4’) feet and shall include vehicular surcharge if the drive is within the influence line of the wall.

    2. The landscape materials shown on the approved landscape plan for Fenimore shall be installed on this lot.

    3. The applicant shall stake the location of all proposed plant material prior to issuance of the grading permit so Township Arborist can evaluate its impact on the existing Hemlock hedgerow.

    Stormwater Management:

    1. 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 near small park drain No. 1 and subdivision inlet No. 39 to clarify grading and ensure proper operation of the existing/proposed stormwater control system.

    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

  6. SECOND STAGE PLAN

    1309 Summer Hill Lane, Gladwyne, Fenimore, Ward 2, SD# 3433L19B.

    Expiration Date – N/A ............................................... Zoning – RA (OSPD)

    Applicant – Chris Bergh, Pohlig Builders
    Property Owner – Fenimore, LP
    Applicant’s Representative – Wayne Leighton, Pohlig Builders

    Consider for recommendation to the Board a Second Stage Plan prepared by Momenee and Associates, Inc., dated April 12, 2016, showing the construction of a single family residence with a 3,162 square foot footprint. The following conditions shall be complied with prior to issuance of permits by means of plan revision, completion or financial guarantee, unless specifically exempted. The Planning Commission recommended approval subject to the following conditions:

    Landscaping:

    1. The applicant shall preserve the 33-inch maple tree to the greatest extent feasible.

    Township Engineer’s Review:

    1. The Township Engineer’s review letter dated April 22, 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 architectural elevations prepared by Michael H. Visich architects, dated April 11, 2016, with regard to mass, scale and materials.

    Stormwater Management & Utilities:

    1. The width of the existing sanitary sewer easement shall be dimensioned on the plan as thirty (30”) feet. The boulder retaining wall, grading and pool construction shall not encroach into the easement unless written approval from the Public Works Department is obtained.

    2. All inlets 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. Inlet Nos. 34 and 38 shall be labeled on the plan and grading adjusted in order to ensure they are operating in a sump condition.

    Construction Details:

    1. The fill material stockpile location shall be labeled on the plan.

    2. Clarification shall be provided regarding the boulder retaining wall as two details are provided.

    3. A separate building permit shall be obtained for the pool. The pool, equipment, and enclosure shall comply with 2009 IRC, Appendix G and shall be shown on the plan.

    Standard Plan Items:

    1. The length of the guest parking area in the front of the house shall be dimensioned on the plan. Spot elevations shall be added. The maximum cross-slope of the parking areas is recommended to be five (5%) percent.

    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

  7. TENTATIVE SKETCH PLAN

    306 Bala Avenue, Bala Cynwyd, Ward 13, SD# 3759.

    Expiration Date – 5/31/2016 ............................................... Zoning – R3

    Applicant – Mark Rayer, Rayer Builders
    Property Owner – Unevangelized Fields Mission
    Applicant’s Representative – Jim Buckler, Esquire, Tollen & Buckler

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Yohn Engineering, LLC dated February 9, 2016, last revised April 15, 2016 showing the preservation of the existing manor house and pool, demolition of six existing structures, subdivision of the existing three acre lot into eight new lots and the construction of seven new single family dwellings with shared driveways; three homes fronting on Bala Avenue and four homes fronting on Cynwyd Road. The following conditions shall be complied with on the Preliminary Plan. The Planning Commission recommended approval subject to the following conditions:

    Site Layout & New Construction:

    1. There shall be no further subdivision of Lot 5.

    2. The applicant shall consider pursuing methods to permanently protect the original Trumbauer designed main historic resource in perpetuity including working with the Lower Merion Conservancy and the preservation community to find a preservation minded buyer.

    3. The applicant shall explore alternative site layouts along Bala Avenue which maximize the viewshed of the historic resource to Bala Avenue including elimination of the house on Lot 8.

    4. The applicant shall minimize the impact of the new construction on the historic resource, in terms of location, scale, and a proper buffering, whether that is through barriers and berms or through an alternate plan that works better than the proposal.

    5. The mitigation measures described in the RGA report dated March 2016 shall be implemented with the exception of items 1a and 2a, in particular the shifting of the driveway, shifting the house locations to provide a better view of the historic resource, and repurposing of the gates, fences and piers that relate to the streetscape and curb cuts shall be implemented. The applicant shall also explore moving the garages on Lots 3 and 4 so that they are further away from the manor house.

    6. Documentation of the conservatory and gatehouse, including documentation of the conservatory during demolition, shall be performed by the applicant.

    7. The applicant shall continue to refine the architecture for the new buildings, including to better relate the architecture of the new buildings to their connection or relationship to the architecture either of the historic resource or the surrounding community.

    8. Proposed elevations of all sides of all new construction, including a list of materials, shall be submitted with the Preliminary Plan.

    9. All new units shall have direct access to the nearest public sidewalk.

    10. Low walls or hedges shall be provided to screen the garages from the public right of way.

    11. The mean grade of the structures shall be calculated and shown on the plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application. This shall be fully evaluated with the Preliminary Plan.

    Traffic & Circulation:

    1. Adequate maneuverability for cars out of the garages on all lots and for delivery/service vehicles on Lots 5 and 8 shall be documented. The radii at the driveway access/egress shall be labeled on the plans and shall be adequate.

    2. A detail shall be provided for the porous walkway. The width shall be six (6’) feet or less and the section design shall comply with Township standards. If this is not done, the area shall be counted toward the impervious totals.

    3. An additional radius right-of-way of 15 feet shall be provided at the intersection of Concord Circle and Cynwyd Road.

    4. The ADA ramp at the intersection of Concord Circle and Cynwyd Road shall be repaired/replaced as necessary to provide improved accessibility and a crosswalk shall be added. A detail complying with Township standards shall be added to the Preliminary Plan.

    Landscape Plan:

    1. The applicant shall retain existing landscaping during construction to screen construction activity from Concord Circle.

    2. Street trees shall be provided along both street frontages.

    3. The applicant shall remove the existing stand of bamboo on the property.

    4. The applicant shall investigate the feasibility of preserving as many large trees on the site as possible.

    5. Adequate buffering shall be provided around the historic resource.

    6. A landscape plan complying with Natural Features Code Sections 101-9 and 101-5B, Zoning Code Section 155-167.7, Subdivision & Land Development Code Section 135-30 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.

    7. Wooded lot calculations shall be provided on the Preliminary Plan. The total number of trees removed and impacted by the proposed construction shall be listed.

    Construction Details:

    1. A construction staging and demolition plan shall be submitted with the Preliminary Plan application.

    2. Erosion control measures shall be provided with the Preliminary Plan. The proposed construction access location shall be indicated. Details that conform to Township standards shall be shown. Certification attesting to the completeness shall be provided on the Erosion Control Plan.

    3. 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.

    4. A full reveal and depressed granite curb detail shall be provided on the Preliminary Plan. The length of depressed curb for the driveways and any curb to be raised to full reveal shall be dimensioned on the plan.

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

    6. Sidewalk and curb shall be noted on the plan to be repaired/replaced at the direction of the Township. Granite curb shall be used as directed for the stone curb repair/replacement.

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

    Utilities:

    1. The location, size, material, and slope of the proposed sanitary laterals shall be shown. 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 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.

    Standard Conditions of Approval:

    1. The applicant shall identify on the Preliminary Plan how the recreation area requirement will be met.

    2. An As-Built Plan shall be submitted following completion of the construction demonstrating compliance with impervious surface limits for the lots.

    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 Township Engineer’s review letter dated April 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.

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

    6. 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.

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

    8. The 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.

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

    PUBLIC COMMENT

  8. TENTATIVE SKETCH PLAN

    39-41 E. Montgomery Avenue & 108 Glenn Road, Ardmore, LD# 3765, Ward 5.

    Expiration Date – 5/31/2016 ............................................... Zoning – R7

    Applicant – Michael Balitsaris & Kevin Traynor
    Property Owner – Peter & JoAnne Balitsaris, & Michael Balitsaris
    Applicant’s Representative – George W. Broseman, Esquire, Kaplin Stewart

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Yohn Engineering, LLC dated October 5, 2015, last revised April 15, 2016 showing the demolition of three existing homes, consolidation of three existing lots into one and the construction of a new four-story, 21-unit condominium building with a front porch and a 30 space parking garage beneath the building and 14 surface parking spaces. The following conditions shall be complied with on the Preliminary Plan. The Planning Commission recommended approval subject to the following conditions:

    Pedestrian Circulation:

    1. The applicant shall work with staff and the North Ardmore Civic Association prior to the submission of the Preliminary Plan to develop an appropriate sidewalk/gateway design.

    2. The applicant shall explore maintaining existing or providing additional pedestrian connections from the building to the existing and any proposed sidewalk networks.

    3. The applicant shall investigate providing a larger pedestrian refuge area at the corner of Glenn Road and Montgomery Avenue.

    4. Adjustments The applicant shall consult with staff on adjustments to the wall/grading in the right-of-way, and crosswalk improvements and paving shall be performed as directed by the Township.

    New Construction:

    1. Proposed elevations of all sides of the proposed building, including a list of materials, shall be submitted with the Preliminary Plan.

    2. The design of the building shall be sympathetic to the existing neighborhood and effectively provide a transition from the commercial to residential neighborhood as contemplated by the Comprehensive Plan. compatible with the existing neighborhood with respect to scale, rhythm and mass and should include or reference elements of the architectural styles found in the adjacent neighborhoods.

    3. The applicant shall work with staff and the North Ardmore Civic Association to consider reducing the height, mass or building area of the proposed building. The site plan shall preserve existing trees and provide green buffers to improve the transition from Montgomery Avenue.

    1. The applicant shall work with Township staff on the design of the proposed building to maintain the current pattern and scale of the established residential neighborhood.

    1. The applicant shall investigate including additional outdoor living space and gathering areas on the property.

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

    Traffic, Access & Parking:

    1. The applicant shall consider either installing or contributinge to the installation of traffic calming improvements at the intersection of Glenn Road and Montgomery Avenue. This will be further evaluated during the Preliminary Plan process after submission of a traffic impact study.

    2. Adequate maneuverability for cars in the garage and for delivery/service vehicles shall be documented for the final paving/building layout. The radii at the driveway access/egress shall be labeled on the plans and shall be adequate for all permitted traffic movements. The width of the garage aisle shall be dimensioned on the plan and the location of the building columns shall be shown.

    3. The width of the drive access at the Glenn Road cartway shall be dimensioned. New depressed granite curb shall be provided.

    4. The centerline striping at the drive access shall be further described as double yellow pavement markings. A traffic island shall be provided to encourage the right out only turning movements provided it does not interfere with the access to the site.

    5. A traffic impact study shall be submitted with the Preliminary Plan.

    Landscape Plan:

    1. The applicant shall investigate the feasibility of preserving existing landscape elements such as stone walls outside of the public right of way and incorporating them into the development.

    2. Landscaping shall be provided to screen the view of the surface parking spaces from both Montgomery Avenue and Glenn Road.

    3. The removal of any tree in the right-of-way of Glenn Road 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.

    4. A landscape plan complying with Natural Features Code Sections 101-9 and 101-5B, Zoning Code Section 155-167.7, Subdivision & Land Development Code Section 135-30 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.

    5. Wooded lot calculations shall be provided on the Preliminary Plan. The total number of trees removed and impacted by the proposed construction shall be listed.

    Stormwater Management:

    1. There If the stormwater management facilities are not connected to the Township storm sewer system then there shall be no outflow from the stormwater management facilities for all design storms up to and including the five (5) year storm if feasible based on infiltration test results.

    2. The applicant shall investigate connecting the outflow from the stormwater management facilities into the Township’s existing storm sewer system in St. Georges Road. Prior to submitting a Preliminary Plan application, the applicant shall investigate whether the adjoining property owners are willing to cooperate to allow this improvement to occur by granting the necessary easements to the applicant for a nominal consideration and on other terms acceptable to the applicant.

    3. The location of existing storm sewers and structures shall be provided. The size, slope, and material of all storm sewers within two hundred (200’) feet shall be indicated. The location of the proposed storm sewer extension from the Suburban Square development project shall be shown on the Preliminary Plan.

    4. 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, storm sewer piping and prior to the start of earthmoving activities.

    Utilities:

    1. The location, size, material, and slope of the proposed sanitary lateral shall be shown and 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.

    Construction Details:

    1. A construction staging and demolition plan shall be submitted with the Preliminary Plan.

    2. Sidewalk and curb shall be noted on the plan to be repaired/replaced at the direction of the Township.

    3. A full reveal, depressed granite curb and a concrete curb detail shall be provided on the Preliminary Plan. The length of curb to be raised to full reveal shall be located and dimensioned on the plan.

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

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

    6. Erosion control measures shall be provided on the Preliminary Plan. The proposed construction access location shall be indicated. Details that conform to Township standards
      shall be shown. Certification attesting to the completeness shall be provided on the Erosion Control Plan.

    Standard Plan Items:

    1. An As-Built Plan shall be submitted following completion of the project demonstrating compliance with building footprint square footage limitations.

    Standard Conditions of Approval:

    1. The applicant shall identify on the Preliminary Plan how the recreation Area requirement will be met.

    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. The Township Engineer’s review letter dated April 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 and except that as to: (i)A. “Traffic” – applicant shall not be required to make improvements “that the Township has recently agreed can be made in the right-of-way at the intersection of Glenn Road and Montgomery Avenue; (ii) B.15 – applicant shall be required to demonstrate that grading can be done without encroaching onto any abutting property or provide proof of permission of such encroachment; (iii) B.25 – shall be determined during the Preliminary Plan phase after the submission of the traffic impact study; (iv) B. 29 – applicant shall be permitted to provide a satisfactory indemnification to allow recording of the Final Plan before obtaining planning module or exemption approval.

    6. 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.

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

    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.

    PUBLIC COMMENT

  9. HISTORICAL COMMISSION

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

      On April 25, 2016 the Historical Commission recommended conditional approval of the garage, pool house, and trellis with revised drawings of the garage and the pool house reflecting the changes discussed at the meeting, and an additional section of the trellis, with dimensions, as well as a composite drawing (rear elevation only) showing the trellis, house, garage, and pool house, so that the relationships and dimensions can be verified. Changes to the garage shall include changes to the rear shed dormer windows, the two rear garage doors, and the ghosted opening; changes to the pool house are to include the corner column (from a porch-style column to a stone base) and front hip gable. The revised drawings shall be reviewed by staff and the Township’s consultant for final approval.

    2. PUBLIC COMMENT

    3. Consider for recommendation to the Board a proposal to add a standing seam metal roof to an existing garage, currently without a roof at 29 Bryn Mawr Avenue, Class 2, Bala Cynwyd. 2016-R-15.

      On April 25, 2016, the Historical Commission recommended conditional approval of a standing-seam metal roof, gray in color, in replacement of what was originally a slate roof,

      with details on the hips, ridge, and eaves, as well as future considerations for replacement and repair of the closed or boxed cornice, to be provided to staff and the consultant for review. Should the applicant not come to an agreement with staff, the Commission can convene a sub-committee to review the details.

    4. PUBLIC COMMENT

  10. CERTIFICATES OF APPROPRIATENESS

    1. Consider for recommendation to the Board a Certificate of Appropriateness to remove an existing chimney from the side of the house at 554 Barrett Avenue, Haverford, private residence, Haverford Station Historic District.

      On May 3, 2016 HARB recommended approval as submitted, conditioned upon the ridge line being repaired with a new ridge cap and shingles to match the existing roof shingles.

    2. PUBLIC COMMENT

    3. Consider for recommendation to the Board a Certificate of Appropriateness to make exterior changes to a former alleyway. Changes include new surface covering, front and rear fence/barriers, reopening previously sealed alley-facing window openings with aluminum-clad windows (similar to previously approved) and decorative metal wire and string lighting to span the alley at 11 Cricket Avenue, Ardmore, proposed Nudy’s Café, Ardmore Commercial Historic District. Proposed wire and lighting will attach to the commercial building at 17 Cricket Avenue, subject to the approval from the property owner.

      On May 3, 2016 HARB recommended approval as submitted, conditioned upon the following: 1) locking hardware shall be integral with the post and gate assembly, 2) the window height of the first floor alley-side window opening closest to Cricket Avenue shall be increased, 3) the re-installation of windows shall match windows that were previously approved and installed, and 4) the project shall comply with all Township building codes and regulations.
    4. PUBLIC COMMENT

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