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

REVISED: 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

FINAL 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):

    540-544 W. Lancaster Avenue
    Wilkie Lexus
    Escrow Release no. 3 (Final) .................................... $25,047.00

    600 Righters Ferry Road
    Escrow Release no. 16 ............................................ $37,642.00

    35 Old Lancaster Road
    Symphony Square
    Escrow Release no. 5 (Final) .................................... $2,750.00

    907, 921 & 931 W. Lancaster Avenue
    Bryn Mawr Village
    Escrow Release no. 1 .............................................. $957,321.00

    PUBLIC COMMENT

  2. INSTALLATION OF BIKE RACKS AND PLANTERS ON TOWNSHIP PROPERTIES AND IN THE RIGHT OF WAY IN ARDMORE

    Consider for recommendation to the Board a request to install streetscape items on various Township properties and within Township rights-of-way in Ardmore, contingent upon staff review of accessibility and public safety for each location.
    (Exhibit B)

    PUBLIC COMMENT

  3. *** TABLED *** LIQUOR LICENSE CONDITIONS OF APPROVAL

    Consider for recommendation to the Board a request to remove the conditions of approval associated with the transfer of a liquor license from 138 Montgomery Avenue, Bala Cynwyd, to a new restaurant in the new Bryn Mawr Village development at 925 Lancaster Avenue, Bryn Mawr.
    (Exhibit C)

    PUBLIC COMMENT

  4. SECOND STAGE PLAN

    544 New Gulph Road, Bryn Mawr, SD# 3732L#2, Ward 10.

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

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

    Consider for recommendation to the Board a Second Stage Plan prepared by Momenee & Associates, Inc., dated March 17, 2016, last revised April 28, 2016, showing the construction of a single family detached dwelling with a 2,462 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. On Monday, June 6, 2016 the Planning Commission recommended approval subject to the following conditions:

    Township Engineer’s Review:

    1. The Township Engineer’s review letter dated May 26, 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. The shutters shall also be raised panel.

    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 proposed stone material shall be similar in color and composition, Wissahickon schist or equal, as is typically found within the existing neighborhood.

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

    6. The color of the roof shingles and siding shall be different than those used on Lot 3.

    7. The proposed siding shingles shall be shake-style or rather than clapboard and the façade of the house shall have an appearance different than the house built on Lot 3.

    Landscape Plan:

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

    Stormwater Management:

    1. A detail of the trench drain shall be provided.

    Access:

    1. The concrete apron shall be clearly labeled at the new driveway access location on the plan view on Sheet No. 2.

    Construction Details & Standard Plan Items:

    1. A specific detail of the landscape wall for this lot shall be provided.

    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 during construction level spreader shall be shifted out of the right-of-way if the conditional approval requirements mandated by the Public Works Department for the temporary placement are not followed.

    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. SECOND STAGE PLAN

    424 N. Sydbury Lane, Wynnewood, SD# 3096, Lot 14, Ward 5.

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

    Applicant – Mark Weiss, Esquire
    Property Owner – William L. & Elizabeth McLean
    Applicant’s Representative – Mark Weiss, Esquire

    Consider for recommendation to the Board a Second Stage Plan prepared by DL Howell dated March 22, 2016, last revised May 19, 2016 showing the construction of a single family residence with a 4,373 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. On Monday, June 6, 2016 the Planning Commission recommended approval subject to the following conditions:

    Township Engineer’s Review:

    1. The Township Engineer’s review letter dated May 26, 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 on the plans prepared by McIntyre Capron & Associates, P.C., submitted to the Township on April 26, 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 architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

    Landscape Plan:

    1. The applicant shall consider the restrictions of the existing easements when installing any buffer plantings.

    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. Additional spot elevations shall be added to the plan to clarify grading around all inlets.

    Construction Details & Standard Plan Items:

    1. Calculations shall be provided for the retaining wall design shown on the plan. The design calculations shall be submitted to and shall be subject to the approval of the Township prior to the issuance of any permits.

    2. The applicant shall work with staff to park construction vehicles on site as feasible. This includes vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project.

    3. An As-Built Plan shall be submitted following construction that demonstrates that the impervious limit for the lot has not been exceeded.

    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. *** TABLED *** TENTATIVE SKETCH PLAN

    10 Union Avenue, Bala Cynwyd, LD# 3769, Ward 9.

    Expiration Date – 7/5/2016 ................................ Zoning – CAD/BV

    Applicant – Kenneth Aaron, Esquire, Weir Partners
    Property Owner – 10 Union Avenue Associates
    Applicant’s Representative – Kenneth Aaron, Esquire, Weir Partners

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Yohn Engineering, LLC dated April 4, 2016, last revised May 20, 2016 showing the construction of a five-story, 112 unit apartment building with a 43,452 sq. ft. footprint over two levels of parking.

    PUBLIC COMMENT

  7. CROWN CASTLE LEASE EXTENSION

    Consider for recommendation to the Board a request from Crown Castle to extend the existing wireless communication facility lease with the Township for the monopole and antenna located at Mt. Pleasant and Spring Mill Roads, Bryn Mawr.
    (Exhibit D)

    PUBLIC COMMENT

  8. CROWN CASTLE WIRELESS ANTENNA EXPANSIONS

    Consider for recommendation to the Board a request from Crown Castle to waive sections of Chapter 140, Telecommunications Facilities, Article I, Wireless Communications Facilities to allow Crown Castle to upgrade existing Distributed Antenna Systems (DAS) at 10 locations in the Township.
    (Exhibit E)

    PUBLIC COMMENT

  9. 600 RIGHTERS FERRY ROAD PUMP STATION TEMPORARY PUMP INSTALLATION

    Consider for recommendation to the Board a request from Righters Ferry Associates, L.P. to allow for the use of a temporary sanitary sewer pump until such time as the ordered permanent sanitary sewer pump is installed at the site by September 2, 2016.
    (Exhibit F)

    PUBLIC COMMENT

  10. AMENDMENT TO THE WASTEWATER SERVICES AGREEMENT BETWEEN LOWER MERION TOWNSHIP AND THE CITY OF PHILADELPHIA

    Consider for recommendation to the Board a request to amend the Wastewater Services Agreement between Lower Merion Township and the City of Philadelphia.
    (Exhibit G)

    PUBLIC COMMENT

  11. HISTORICAL COMMISSION

    1. Consider for recommendation to the Board a proposal at 330 Spring Mill Road, Stoneleigh Mansion, Former Haas Estate, Class 2, Villanova, 2016-R-19, to:

      1. Convert a doorway to provide ADA accessibility, including reversing the swing of the door for egress and the addition of a ramp.
      2. Create a new entrance by replacing a window with a door and adding a new walkway and railing.
      3. Replace an existing garage door with three windows and a stone wall to match existing stone.
      4. Extend an existing landing, add new railings and fill an existing basement window with stone at the kitchen entrance.
      5. Lower the grade at the drying yard to conceal HVAC units and parge newly exposed stonework. Bluestone steps currently ascending to drying yard will be rotated to descend.
      6. Install new rooftop mechanical units to be obscured behind existing parapets.
      7. Install mechanical equipment on the central roof peak to be obscured by a low screen wall.
      8. Modify the roof of the building to accommodate a new elevator.

      On May 23, 2016 the Historical Commission recommended approval of the renovations as proposed in the documents dated May 11, 2016, and superseded by revised documents of the same date that provide clarifications. The Commission recommended the following conditions:

      • The applicant shall reconsider the retention of the radiused bluestone slabs as noted in item 1-A and will attempt to retain or replace them as part of a new accessible path in the new design.
      • The existing basement window, on sheet 2-C, may be removed with the limestone lintel to be retained and the window to be infilled with stone and pointing to match the existing wall and the landing shall be bluestone.
      • The existing steps, on sheet 3-A, shall be retained and reversed to access the sunken (further excavated) mechanical courtyard.
      • The wall of the mansion exposed by the excavation shall be parged in a color to match the limestone beltcourse above.
      • The Commission will convene a subcommittee to review alternative designs to the mechanical screen on sheet 3-C, with the applicant’s alternate designs to include a lead-coated or freedom gray copper cladding to the proposed mechanical penthouse, and to entertain an extension of the existing roof slope with a sheet metal application or other alternate design.
      • Should the applicant not accept the subcommittee’s recommendations, he can return to the full Commission for review.
      • The applicant shall provide a full record set of the proposed design, accommodating the Commission’s recommendations for the mechanical penthouse and all material elements unlabeled in the submitted drawings.

    PUBLIC COMMENT

    1. Consider for recommendation to the Board a proposal at 330 Spring Mill Road, Stoneleigh Carriage House, Former Haas Estate, Class 2, Villanova, 2016-R-18, to:

      1. Conduct various repairs and replacement of materials.
      2. Replace windows in the carriage house that are currently covered with windows to match existing.
      3. Replace the existing doors on the tool shed (non-contributing building) with new door openings.
      4. Install new garage doors on the existing tractor shed (non-contributing building).
      5. Construct a new shelter building containing public restrooms.
      6. Construct a new kiosk designed to match the architecture of the existing lychgate.
      7. Construct a new open shelter with picnic tables to match the architecture of the existing lychgate.
      8. Construct new entry gates at the new driveway access to County Line Road.

      On May 23, 2016 the Historical Commission recommended approval as submitted in the documents dated May 28, 2016, subject to the following clarifications:

      • All new railings shall be painted metal matching the existing sample provided in photographic form by the applicant for both the handicap ramp and the second floor entrance.
      • The change of a four-light transom over the proposed new door on the tool shed shall become a six-light transom as agreed to by the applicant.
      • The existing chimney shall be capped in stone and all replacement flashings shall be copper to match existing, with the addition of one roof penetration on the front elevation and two on the rear (north) elevation, all to be copper or dark bronze colored aluminum so that no exposed pipe is visible.
      • The applicant shall provide final details of the railing for staff review.

      The Commission also recommended approval of all new construction, renovation and repairs to the tractor shed in accordance with the documents dated May 28, 2016. The Commission also recommended approval of the proposed public restrooms/shelter, kiosk, shelter, and entry gate along County Line Road as shown in the May 28, 2016 documents with clarifications for materials, including some roofing and siding, to be provided by the applicant to the Township for the record. The Commission determined that the new construction has a low or no impact on the existing historic resources.

    PUBLIC COMMENT

    1. Consider for recommendation to the Board a proposal to replace the existing wood windows on the first and second floors with fiberglass windows at 15 W. Montgomery Ave., Ardmore Presbyterian Church Parish House, Class 2, Ardmore. 2016-R-16

    2. On May 23, 2016 the Historical Commission recommended approval subject to the applicant following the existing muntin patterns and colors of the current windows. A Historical Commission subcommittee will convene to discuss technical details of the replacement windows prior to the issuance of any permits.

    PUBLIC COMMENT

    1. Consider for recommendation to the Board a proposal to construct a new attached garage with living space above and an addition on the front elevation. The proposal includes new siding, windows and other materials at 205 E. Athens Ave., Class 2, Ardmore, 2016-R-20.

    2. On May 23, 2016 the Historical Commission recommended approval subject to zoning approval. A Historical Commission subcommittee will convene to review details including material selections and changes necessitated by zoning mandates.

    PUBLIC COMMENT

  12. CERTIFICATES OF APPROPRIATENESS

    1. Consider for recommendation to the Board a Certificate of Appropriateness to install a non-illuminated blade sign and install vinyl window graphics at 11 Cricket Avenue, Nudy’s Café, Ardmore, Ardmore Commercial Historic District.

    2. On Tuesday, June 7, 2016 HARB made a recommendation to approve the application for the blade sign as submitted, and window graphics with the exception of the white (frosted) vertical stripes, as long as the resulting window graphics cover less than 10% of window surface.

      PUBLIC COMMENT

    3. *** TABLED *** Consider for recommendation to the Board a Certificate of Appropriateness to make exterior changes to the existing commercial storefront including replacement of non-original front facing brick and glass infill with a new storefront including two doors (restaurant and apartment stair access) and replacement of existing second and third floor windows as well as replacement of other details on the projecting bays at 43 Cricket Avenue, Ardmore, Ardmore Commercial Historic District.

    4. PUBLIC COMMENT

    5. Consider for recommendation to the Board a Certificate of Appropriateness to install a fence with a gate between the rear of the new residential properties and the cemetery at 320-324 Righters Mill Road, Gladwyne, Gladwyne Historic District.

    6. On Tuesday, June 7, 2016 HARB recommended approval of the application as submitted, with the exception that the posts be made of cedar rather than pressure treated wood, in accordance with the Secretary of the Interior’s Standards 9 and 10.

      PUBLIC COMMENT

    7. Consider for recommendation to the Board a Certificate of Appropriateness to install a sign on the front façade of the storefront at 20 East Lancaster Avenue, Ardmore, Ardmore Commercial Historic District.

    8. On Tuesday, June 7, 2016 HARB recommended approval of the application as submitted, except: to maintain consistency with the historic district look, that the size of the letters be reduced from 12 inches in height to 10 inches in height, subject to the Secretary of the Interior’s Standards 1, 9, and 10.

      PUBLIC COMMENT

    9. *** TABLED *** Consider for recommendation to the Board a Certificate of Appropriateness to construct a new five-story mixed use building with a 27,528 square foot footprint with concealed first floor and underground parking, first floor retail, and 77 residential rental units above at 47-65 Cricket Avenue, Ardmore, Ardmore Commercial Historic District.

    10. PUBLIC COMMENT

  13. NOISE ORDINANCE AMENDMENT – DISCUSSION ONLY – TIME PERMITTING

    The Committee will discuss proposed changes to the Noise Ordinance.
    (Exhibit H)

    PUBLIC COMMENT

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