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 

FINAL AGENDA

  1. ESCROW RELEASES

    Consider for recommendation to the Board of Commissioners 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):

    600 Righters Ferry Road
    Escrow Release no. 17 ................................. $272,756.00

    120 E. Athens Avenue
    The Arbors at Athens
    Escrow Release no.4 .................................... $16,433.00

    843, 847 & 859 Old Lancaster Road
    Danley
    Escrow Release no.4 .................................... $89,195.00

    112 Sibley Avenue
    Escrow Release no.3 .................................... $8,954.00

    222 & 230 Ashland Avenue
    Escrow Release no.1 .................................... $26,007.00

    710 & 712 Schiller Avenue
    Escrow Release no.3 .................................... $25,226.00

    PUBLIC COMMENT

  2. LIQUOR LICENSE CONDITIONS OF APPROVAL

    Consider for recommendation to the Board of Commissioners 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 B)

    PUBLIC COMMENT

  3. AMENDMENT PLAN

    335 Righters Ferry Road, Bala Cynwyd, SD# 3690A, Ward 9.

    Expiration Date – N/A .................................... Zoning – R6A/CAD

    Applicant – James Nolen, IV, Nolen Properties LLC
    Property Owner – 335 Righters Ferry LP
    Applicant’s Representative – Ross Weiss, Esquire, Cozen O’Connor

    Consider for recommendation to the Board of Commissioners an Amendment Plan prepared by Momenee & Associates, Inc. dated October 3, 2014, last revised May 20, 2016, showing the construction of one additional floor on the previously approved four-story building containing 210 apartments over two levels of parking. The following conditions shall be complied with on the Final Plan.

    Architectural Elevations/Historic Building:

    1. The building shall be constructed substantially as shown on the architectural elevations prepared by Minno & Wasko dated May 25, 2016 with the exception of modifications required by these conditions of approval.

    2. The proposed canopy above the parking in front of the building and over those portions of the underground parking areas that project out shall be partially enclosed on the sides.

    3. The applicant shall work with staff to ensure that all HVAC vents and mechanical equipment located on the exterior of the building are complementary to the building façade.

    4. Additional rows of precast accent bands shall be added to the rear and side façades of the parking garage.

    5. The openings on the western side of the parking garage shall be fully framed out with precast accent bands.

    6. Per Zoning Code Section 155-217.F.5.b.6 all rooftop mechanical equipment shall be screened visually and acoustically and a plan shall be provided to demonstrate compliance.

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

    8. The applicant shall provide a narrative explaining what if any improvements are proposed to be completed on the existing residence.

    9. The applicant shall explain how the existing residence, ruins and stone retaining wall will be protected during construction and permanently stabilized.

    10. The applicant shall work with staff on the final design of the public gathering space furnishings.

    Pedestrian Pathways:

    1. The direct pedestrian access from the pedestrian way to the building entrance that is required by Zoning Code 155-217.C.2.a. shall be ADA compliant.

    2. The applicant shall work with the owners of the adjacent properties, One Bala Plaza & Three Bala Plaza, to provide curb cuts to access the multi-purpose path at the rear of the site.

    3. Details for the “Direct Pedestrian Access Ramp and Steps” shall be submitted. The design shall comply with all applicable Township building codes and requirements.

    4. The applicant shall work with staff to ensure that the pedestrian connections and recreation areas are designed to be interconnected with the approved plan for 150 Monument Road.

    Landscape Plan:

    1. If after construction is complete staff determines that additional landscaping is needed to buffer the views of parking from Righters Ferry Road to comply with Zoning Code Section 155-217.D.1.c, the applicant shall submit a revised landscape plan that includes additional plant material.

    2. The applicant shall provide the Township with an agreement from the owners of 347 & 349 Righters Ferry Road to construct the proposed sidewalk on their property.

    3. The final layout of the public gathering space shall be coordinated with 150 Monument Road to create a physical and visual link between the two public gathering spaces.

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

    5. A six-foot-wide landscaped area shall be provided along Righters Ferry Road per Zoning Code Section 155-217.D.1.c to screen the views of parking and exterior loading areas.

    6. The landscape verge shall comply with the requirements in Zoning Code Section 155-217.F.5.e.1.b.

    7. Wooded lot calculations shall be provided and shall be approved by the Township Arborist. The total number of trees removed/impacted by the proposed construction shall also be listed.

    8. The applicant shall work with staff on the selection of appropriate species for the site to achieve the buffering requirements.

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

    Traffic, Circulation & Parking:

    1. All loading and service functions shall be located within the building envelope per Zoning Code Section 155-217.D.8.c.

    2. A traffic impact fee of $205,352.00 shall be paid prior to the issuance of any building permit for the development in accordance with the Act 209 study.

    Stormwater Management:

    1. The description of how the permanent stormwater control facility will be operated and maintained shall be presented in recordable form as a covenant running with the land and shall be subject to the approval of the Township Solicitor prior to recording.

    2. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit.

    3. Due to the concentration of runoff into the existing Township storm sewer systems, adequate stabilization/erosion control shall be provided at the existing outfall locations. The size, material, and limits of the additional stone armoring shall be field adjusted as required and/or as directed by the Township Engineer if/as permitted by the adjoining property owners. Written approval from the adjoining property owners shall be submitted prior to construction of these improvements.

    4. The runoff crossing to the adjacent properties during the construction phase of the project shall be managed so that the water quality/quantity impact is minimized to the adjacent properties. Diversion berms, stoned construction staging areas, and inlets/piping shall be provided to ensure acceptable conditions during the construction phase.

    Construction Details:

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

    2. A detail of the retaining wall shall be provided with sufficient detail for construction. Calculations shall be provided for wall heights exceeding four (4’) feet.

    3. Topsoil and fill material stockpile locations shall be provided that are of adequate size for the construction. If phasing of the construction requires the soil to be removed and delivered back to the site to remain within the limits shown, this shall be made a condition of permit issuance.

    4. A certification by a civil engineer of the condition of the existing retaining walls to remain shall be provided. Any recommended improvements/repairs shall be made a condition of permit issuance.

    Standard Plan Conditions:

    1. The current Township and FEMA floodplain lines shall be shown on the plan.

    2. The applicant shall file a zoning permit to amend the floodplain in order construct a portion of the proposed sidewalks in the Township floodplain.

    3. Per Chapter 92 of the Township Code, since the building is proposed to have more than 45 units, an on-site manager shall be provided.

    4. The encroachments into the required buffer along the western property line with 301 Righters Ferry Road shall be removed prior to the recording of the Final Plan.

    Standard Conditions of Approval:

    1. The applicant shall continue to work with staff to meet the recreational lands set aside requirement. As currently proposed the applicant may be credited with providing 26,285 square feet of the 33,389 square foot requirement and shall pay a fee in lieu of $111,701.46 for the balance of the recreational requirement. If during the Final Plan process, the applicant demonstrates that the proposed 2,483 square foot dog park meets the recreational lands requirements then the fee in lieu shall be reduced accordingly.

    2. The applicant shall provide the required recreation area fee at the time the building permit is submitted.

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

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

    5. Revisions to the plan shall address the Township Engineer’s July 1, 2016 review letter.

    6. 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.

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

    8. 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.

    9. 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).

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

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

    12. The owner shall make payment of the Township Engineer’s inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled.

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

    The following waivers that were previously approved by the Board of Commissioners remain in effect:

    1. Natural Features Code Section 101-5.B.2 to disturb or remove vegetation occupying environmentally sensitive areas including slopes 15% and greater.
    2. Natural Features Code Section 101-5.C.2b to disturb slopes 25% and greater.
    3. Natural Features Code Section 101-9A to allow for substitutions within plant types.
    4. Natural Features Code Section 101-5B to allow a portion of the required compensatory trees to be 8-10’ tall evergreen trees.

    PUBLIC COMMENT

  4. PRELIMINARY SUBDIVISION PLAN

    419 Howard Road, Gladwyne, Ward 2, SD# 3770.

    Expiration Date – 7/31/2016 .................................... Zoning – R2

    Applicant – Eamon Cunningham
    Property Owner – Eamon Cunningham
    Applicant’s Representative – John Smirga, P.E.

    Consider for recommendation to the Board of Commissioners a Preliminary Subdivision Plan prepared by John Smirga, Inc. dated April 1, 2016, last revised June 20, 2016, showing the subdivision of the existing 0.9-acre lot into two lots of 19,803 sq. ft. and 18,001 sq. ft. The existing single family dwelling is proposed to be demolished and two new single family detached dwellings are proposed.

    PUBLIC COMMENT

  5. TENTATIVE SKETCH PLAN

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

    Expiration Date – 8/31/2016 .................................... 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 of Commissioners a Tentative Sketch Plan prepared by Yohn Engineering, LLC dated April 4, 2016, last revised June 23, 2016 showing the construction of a five-story, 112-unit apartment building with a 43,452 sq. ft. footprint over two levels of parking. The following conditions shall be complied with on the Preliminary Plan. On Monday, July 11, 2016 the Planning Commission recommended approval subject to the following conditions:

    Township Engineer’s Review:

    1. The Township Engineer’s review letter dated July 1, 2016 shall be incorporated by reference into these conditions of approval.

    Public Walkaways:

    1. Prior to the submission of a Preliminary Plan application, the applicant shall either seek a text amendment to Zoning Code Section 155-219.4.e.2, obtain a variance from this code section, or comply with this code section with regard to the pedestrian pathway requirements. (The Planning Commission encourages the Board of Commissioners to be creative in how to apply this requirement in a way that integrates this site with all the pedestrian improvements in the district and which maximizes the pedestrian potential of the site.)

    2. The applicant shall work with staff to explore alternative means to enhance the pedestrian environment along the frontage of the property.

    3. The applicant shall provide a pedestrian circulation plan showing access points to the building and bike and pedestrian access routes to the following public amenities including what obstacles pedestrians would encounter and how the design of the building/site could better facilitate such access:

      • The Bala Village Commercial Corridor
      • The Bala Cynwyd Shopping Center
      • The Bala Gym
      • Bala Avenue Park
      • The Cynwyd Heritage Trail
      • The Bala and Cynwyd Train stations

    4. The applicant shall investigate the feasibility of working with the adjacent property owners and SEPTA to determine whether a pedestrian route can be provided to the Bala Station along the railroad tracks.

    Architectural Elevations/Site Design:

    1. Architectural elevations of all sides of the proposed building shall be submitted with the Preliminary Plan, including the proposed materials. The applicant shall provide a chart to demonstrate compliance with the Architectural Design Standards in Zoning Code Section 155-219.F.4.

    2. The applicant shall submit additional information with the Preliminary Plan to better demonstrate the extent of grading required within the easement area and on the adjacent Township property.

    3. 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.

    4. Per Zoning Code Section 155-219.F.4.a.6 all rooftop mechanical equipment shall be screened visually and acoustically.

    Landscape Plan:

    1. The applicant shall comply with the Greening Standards in Subdivision & Land Development Code Section 135-41.4 as directed by staff.

    2. A plan shall be provided demonstrating how views of parking and exterior loading areas will be buffered from any adjacent street or sidewalk with landscaping.

    3. A revised landscape plan complying with Natural Features Code Section 101-9 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

    Traffic, Circulation & Easement Access:

    1. The amount of the traffic impact fee shall be as determined by the Township Engineer upon review of the final traffic study.

    2. Adequate maneuverability for cars within the garage and for delivery/service vehicles shall be documented. The radii at the driveway access/egress shall be labeled on the plan and shall be adequate. The limits of the easement area on the Bala Gym property shall be documented to be necessary and sufficient for access. The limits of the easement shall be delineated with metes and bounds.

    3. The new access easement shall be restricted to moving vans, emergency vehicles, delivery trucks, garbage trucks, construction and service vehicles and equipment. Vehicles utilizing the access easement to service the subject property shall not use the existing southwesterly driveway of 45 Bala Avenue for ingress or egress. Residents shall not be permitted to use the access easement to enter the proposed building.

    4. An off-site flashing warning sign shall be installed and made functional prior to occupancy of the building as directed by the Township Engineer.

    Construction Details & Coordination:

    1. Details for the proposed retaining walls shall be provided. Calculations shall be provided for wall heights exceeding four (4’) feet. Top and bottom of wall elevations shall be provided.

    2. Erosion control measures shall be provided on the Preliminary Plan. The proposed construction access locations 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 full reveal and depressed granite curb detail shall be provided on the Preliminary Plan. The length of depressed curb for the driveways shall be dimensioned on the plan.

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

    5. 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.

    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.

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

    8. A schedule of the development construction shall be submitted with the Preliminary Plan application and shall avoid interference with the Union Avenue Bridge construction. Coordination of all pPossible conflicts shall be identified resolved prior to Preliminary Plan approval.

    9. A grading plan shall be submitted with the Preliminary Plan application that demonstrates all proposed grading in the easement area and adjacent to the Township property.

    Utilities:

    1. The size, material, and slope of the proposed sanitary lateral shall be shown. The design shall comply with Township standards. The existing eight (8”) inch private sewer main shall be inspected using video. Any necessary repairs or replacement shall be made as directed by the Township as a condition of the connection.

    2. The location of all proposed utility services shall be provided on the Preliminary Plan.

    Standard Plan Conditions:

    1. The location of existing storm sewers shall be provided. The size, slope, and material of all storm sewers within two hundred (200’) feet of the property and the Bala Gym property shall be indicated on the Preliminary Plan.

    Standard Conditions of Approval:

    1. The applicant shall demonstrate with the Preliminary Plan how the recreation area requirement will be met.

    2. Per Chapter 92 of the Township Code, since the proposed residential building is proposed to have more than 45 units, an on-site manager shall be provided.

    3. A lighting plan shall be submitted with the Preliminary Plan. The location, luminaire type, wattage, pole height and illumination patterns shall be indicated. The lighting shall be designed to reduce the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. (P)

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

    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 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.

    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 applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.

    PUBLIC COMMENT

  6. TENTATIVE SKETCH PLAN

    223 N. Highland Avenue, 280 & 284 Melrose Avenue, Kohelet Yeshiva High School, Merion Station, Ward 12, LD# 3767.

    Expiration Date – 8/4/2016 .................................... Zoning – R1/HROD

    Consider for recommendation to the Board of Commissioners a Tentative Sketch Plan prepared by Momenee & Associates, Inc., dated February 12, 2016, last revised May 20, 2016 showing the demolition of the existing homes on 280 and 284 Melrose Avenue, consolidation of the three parcels into one parcel, construction of a two-story addition with an 11,549 s.f. footprint adjacent to the existing gymnasium, construction of a two-story addition with a 1,683 s.f. footprint onto the existing classroom building, shifting the existing entrance driveway off of N. Highland Avenue 20 feet to the east, addition of 19 new parking spaces and the construction of a playing field on the former 280 and 284 Melrose Avenue properties. The following conditions shall be complied with on the Preliminary Plan. On June 21, 2016 the Planning Commission recommended approval subject to the following conditions:

    Zoning Hearing Board Order:

    1. All conditions imposed by the Zoning Hearing Board shall be listed on the Final Plan.

    Building Elevations:

    1. The proposed additions shall be constructed substantially as shown on the architectural elevations prepared by Archer & Buchanan Architecture, LTD, dated April 25, 2016.

    2. The elevation of the new addition facing N. Highland Avenue shall be shown and the applicant shall continue to work with staff to refine the southeast corner of the addition so that it better relates to the institutional character of the site and the adjacent institutional intersection.

    3. The applicant shall consider alternatives to the placement and volumetric complexity of the new elementary classroom building to better complement the scale of the historic resource and other buildings on the site. This could include moving the building closer to North Highland Avenue and also allowing better views of the historic resource.

    4. The mean grade of the proposed 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.

    Pedestrian Circulation:

    1. The site plan shall be revised to functionally and aesthetically integrate the existing buildings with the new additions, fields and play areas with pathways and landscaping. The pathways shall be shown on the Preliminary Plan.

    2. The path across the main drive aisle from the building shall be made wider and more prominent. The applicant shall consider using a different paving material for the path or shall consider installing a raised crosswalk.

    3. The applicant shall consider redesigning the courtyard in front of the building addition along Old Lancaster Road to provide a more direct connection to the building from Old Lancaster Road and shall consider installing benches and bike racks.

    4. The applicant shall install a four-foot-wide sidewalk or green bench along the Melrose Avenue frontage and shall consider with PECO burying the power lines.

    5. The applicant shall consider widening the existing sidewalks along Old Lancaster Road and N. Highland Avenue.

    Landscape Plan:

    1. The applicant shall consider preserving some of the trees on the right of the driveway off of North Highland Avenue, removing ten parking spaces and locating them as reserve parking spaces elsewhere on the campus.

    2. The applicant shall extend the six-foot estate fence along the entire perimeter of the site and the frontage of the Melrose Avenue properties, to include a gate, and shall propose appropriate fencing along all shared property lines with all adjoining properties.

    3. The applicant shall work with staff and the neighbors to revise the landscape plan as follows:

      • To coordinate with the revised internal circulation system of the campus.
      • To better relate to surrounding uses and screen the campus from adjoining residential uses. Landscaping facing residential properties should be designed for screening and buffering.
      • To better relate to surrounding institutional uses at the intersection of Old Lancaster Road and N. Highland Avenue. The landscape materials and design should reflect the institutional character of the site.
      • To complement and reinforce both the internal circulation system and to appropriately relate the institutional use to the surrounding institutional uses and residential community.
      • To provide additional landscaping in and around the parking areas.
      • To provide additional landscape buffering around the proposed field.
      • To provide adequate perimeter fencing.
    4. The required street trees shall not be deducted from the trees required under Natural Features Code in Section 101-9.

    5. The applicant shall create a landscape inventory to document landscaping that was required with previous applications which must be either transplanted or replaced on the site. The Inventory shall evaluate which plant material should be preserved versus replaced or supplemented with new plant material appropriate to the context of the overall site.

    6. All existing trees shall be limbed up as directed by staff.

    7. The applicant shall undertake an annual program to remove vines from all plant material on the site. The program shall be included on the landscape plan.

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

    Stormwater Management:

    1. All new and existing inlets in non-paved areas shall be graded in an adequate sump condition to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading.

    Site Operations:

    1. The applicant shall investigate the possibility of shared parking amongst the five different institutions located at the adjoining intersection.

    2. The applicant shall evaluate the maneuverability of the northwestern most parking space in the proposed parking lot.

    3. The details of the proposed playground area shall be shown on the Preliminary Plan including any fencing to enclose the area, the surface and details on the play equipment.

    4. The existing trash dumpsters shall be relocated and the new location shall not obstruct access to any required parking spaces. The dumpsters shall be fully enclosed on all four sides. The proposed location and method of screening shall be shown on the Preliminary Plan.

    5. All proposed transformer and utility pads shall be shown on the Preliminary Plan.

    Construction Details:

    1. A full reveal and depressed granite curb detail shall be provided on the Preliminary Plan.

    2. Depressed granite curb and concrete apron shall be indicated at the adjusted driveway access locations as appropriate.

    3. The length of depressed curb shall be dimensioned on the plan. The radii dimensions shall be added to the plan at the driveways.

    4. Details of the concrete apron shall be provided and shall conform to Township standards.

    5. Notes shall be added to the requested full reveal and depressed granite curb details that include the following:

      • The depressed curb height for the driveway shall be ¼ inch for each inch of existing curb reveal.
      • Any curb replacement shall meet existing curb reveal height.
      • One foot cut back is needed in the street area where any curb is adjusted and/or replaced. All joints must be sealed.
      • An additional concrete support is needed mid-span of each section of depressed curb in the driveway area.
    6. The proposed impervious surface coverage shall be fully itemized on the plan. The amount of porous walkway shall be itemized separately.

    7. The trench restoration detail shall be adjusted to be consistent with Township standards.

    8. An As-Built Plan shall be submitted to verify that the building area and impervious surface are compliant with the Zoning Code. Staff recommends the applicant provide more than the current 20 square feet of reserve area between the proposed building area and the maximum building coverage to allow for field tolerances in construction.

    9. Curb and sidewalk shall be noted to be repaired/replaced as directed by the Township.

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

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

    Standard Conditions of Approval:

    1. The Township Engineer’s review letter dated June 10, 2016 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval with the exception of the following comments which shall be revised as follows:

      • Item B-39 – Applicant’s revised traffic study shall investigate and address improvements at the intersection of North Highland Avenue and Old Lancaster Road including the addition/refurbishment of crosswalks and pedestrian signal upgrades such as countdown timers. A crosswalk shall be shown across Melrose Avenue at Old Lancaster Road.
      • Item B-41 – Applicant’s revised traffic study shall investigate and address the enter/exit drives, the intersection of North Highland Avenue and Old Lancaster Road, Old Lancaster Road and Melrose Avenue/Summit Lane, Old Lancaster Road and Montgomery Avenue, and Melrose Avenue and North Highland Avenue. This study shall be submitted for review in adequate time prior to Preliminary Plan approval.
      • Item B-52 – The current traffic study indicates that the arrival/departure periods of the high school and proposed K-8 grades are at different times clearly separated. As such in order to fully document this and to analyze potential and actual impact, supplemental analysis of each 15-minute period of arrival/departure shall be provided for all studied intersections and the entrance/exit drives. This shall be submitted for review in adequate time prior to Preliminary Plan approval.
    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 Preliminary 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 Tentative Sketch Plan approval.

    4. 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.

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

    6. Any damaged or broken light fixtures shall be repaired or replaced as part of this project.

    7. 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.

    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 and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    PUBLIC COMMENT

  7. CERTIFICATES OF APPROPRIATENESS

    1. Consider for recommendation to the Board of Commissioners 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.

      On Tuesday, July 5, 2016 HARB recommended approval subject to Secretary of the Interior’s Standards 9 and 10, with the exception of lighting and signage, which should be assessed at a later time. The approval is contingent upon creating a meeting rail between the upper and lower sections of the stationary, vertical windows located next to the doors.

    PUBLIC COMMENT

    1. Consider for recommendation to the Board of Commissioners a Certificate of Appropriateness to replace a standing seam metal roof on the upper slope of a gambrel roof with asphalt roof shingles at 9-11 W. Lancaster Avenue, Ardmore, Cooper Roofing Corporation, Ardmore Commercial Historic District. The lower slope of the gambrel was replaced with similar shingles several years ago.

      On Tuesday, July 5, 2016 HARB recommended approval as submitted.

    PUBLIC COMMENT

  8. MONTGOMERY COUNTY PLANNING ASSISTANCE CONTRACT

    Consider for recommendation to the Board of Commissioners a contract with the Montgomery County Planning Commission for planning assistance.
    (Exhibit C)

    PUBLIC COMMENT

  9. APPOINTMENTS TO THE ENVIRONMENTAL ADVISORY COUNCIL

    Consider for recommendation to the Board of Commissioners appointing the following individuals to new four year terms on the Environmental Advisory Council with such terms to expire July, 2020:

    • Sara Schuh
    • Mitchel Burrack
    • David Richman

    PUBLIC COMMENT

  10. APPOINTMENTS TO THE CITY AVENUE SPECIAL SERVICES DISTRICT BOARD OF DIRECTORS

    Consider for recommendation to the Board of Commissioners a resolution to appoint David Beaupre to the Board of Directors of the City Avenue Special Services District.
    (Exhibit D)

    PUBLIC COMMENT

  11. 2016 OKTOBERFEST EVENT ON CRICKET AVENUE AND MUNICIPAL LOT 24

    Consider for recommendation to the Board of Commissioners a request from the Ardmore Initiative and Cricket Avenue businesses to host an Oktoberfest event in September and a waiver request of Township Code 111-4.2 on the sale/use of alcoholic beverages such as beer for this day and event.
    (Exhibit E)

    PUBLIC COMMENT

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