Planning Division

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The Township's Building & 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. To promote and protect the public health, safety and welfare throughout the coordinated and practical development of the Township as outlined in the Zoning Code. To partner with Township residents and the development and commercial business community to encourage development that protects and enhances the aesthetic character of the community. To balance the evolving needs of the community in a comprehensive manner which culminates in the safe and timely completion of construction and development projects.


(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.


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



    47-65 Cricket Avenue, Ardmore, Ward 4, LD# 3760.

    Expiration Date – 4/30/2016 ............................................... Zoning – MUST/ASDD-1 & 2

    Applicant – Cricket Court Partners, LP
    Property Owner – Cricket Court Partners, LP
    Applicant’s Representative – Ross Weiss, Esquire, Cozen O’Connor

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Site Engineering Concepts dated November 16, 2015, last revised March 17, 2016 showing the demolition of a one-story auto body building with a 7,077 square foot footprint, consolidation of three parcels and construction of a five story mixed-use building with a 27,791 square foot footprint, containing 10,738 square feet of retail space and 77 apartments. The building contains one level of underground parking and one level of at-grade parking located behind the proposed retail space, both of which will be accessed from Trolley Way. All conditions shall be complied with on the Preliminary Plan unless specifically exempted. The Planning Commission recommended approval subject to the following conditions:

    Township Engineer’s Review:

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

    Site Design & Architectural Elevations:

    1. The applicant shall demonstrate that the proposed streetscape provides sufficient space for comfortable outdoor dining, pedestrian passage, and the installation of street trees. The applicant shall meet with staff to discuss how this condition will be met prior to submitting the Preliminary Plan.

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

    3. The impact of the 5th floor shall be minimized by the design of the façade, which breaks the mass down into three (3) 3-story brick masses that are separated by a glazed curtainwall, above which the façade steps back 10 feet at the 4th floor and changes to a light-color composite panel.

    4. The architectural plans shall be coordinated with and shall comply with the mean grade elevation/grading proposed with this application. This shall be fully evaluated with the Preliminary Plan.

    Landscape Plan/Streetscape:

    1. A landscape plan complying with the Natural Features Code Sections 101-9, 101-5B, Subdivision & Land Development Code Section 135-41.4 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.

    2. The applicant shall investigate providing greening along Cricket Avenue, including but not limited to street planters and window baskets.

    3. The streetscape pattern shall be consistent with the rest of the block, including the brick edging along the sidewalk and the design of the street tree grates.

    Parking, Traffic & Circulation:

    1. Required legal documentation shall be provided for the use of Trolley Way. All easements and the clear responsibility for maintenance of the improvements, curbing, concrete apron, striping, signage, stormwater system and storm inlets shall be documented. Time limitations on the temporary parking restrictions on “Trolley Way” shall be clarified in the legal documents. The easement language shall be subject to the approval of the Township Solicitor.

    2. Parking by residents in the overflow parking spaces within the loading zone shall be restricted so they do not interfere with loading and unloading. The proposed restrictions and signage shall be shown on the Preliminary Plan.

    3. The applicant shall provide bicycle parking for the retail uses and shall also investigate providing hooks within the basement parking area for additional bicycle storage for residents.

    4. The following shall be added to the pavement marking and signage plan:

      • Stop bars/signage at intersecting interior aisles.
      • Pavement marking arrows indicating one-way.
      • “Do-Not-Enter” signage.
      • Double yellow lines shall be used to better delineate traffic aisles.

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

    6. Adequate maneuverability for cars in the garage and for delivery/service vehicles that will access the garage shall be documented. The radii at all driveway access/egress must be adequate as determined by the Township Engineer.

    7. The applicant shall provide a wayfinding signage plan identifying parking for residents, customers, loading and unloading hours, and locations of bicycle parking.

    Stormwater Management:

    1. Additional rate and volume control shall be provided as directed by the Township Engineer during the Preliminary Plan stage.

    2. The proposed stormwater management facility located on Township property shall be subject to the approval of the Township. The applicant shall submit a draft agreement with the Preliminary Plan for the use of this land. The form and wording of the agreement shall be subject to the approval of the Township Solicitor.

    3. The applicant shall identify easements that will be required for access and maintenance of the proposed stormwater management system on Township property in perpetuity.

    4. The applicant shall investigate the feasibility of installing stormwater BMPs along the front of the building should public gathering space be provided.

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


    1. The location, size, material, and slope of the proposed sanitary lateral shall be provided on the Preliminary Plan.

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

    Construction Details:

    1. The applicant shall provide construction staging plans with the Preliminary Plan submission. The construction staging plans shall address staging both with the property at 24 Cricket Avenue under way and completed or not yet begun.

    2. A fill material and topsoil stockpile location shall be provided on the Preliminary Plan.

    Standard Conditions of Approval:

    1. 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.

    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. Approval of this Tentative Sketch Plan does not ensure that the applicant can ultimately develop the property as shown in the plan. The proposed development’s compliance with various Township ordinances, including but not limited to the applicable provisions of the Natural Features Conservation Code, shall not be determined until the applicant submits a Preliminary Plan for Township approval.

    5. 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.

    6. 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.

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


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