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Building & Planning Committee
All Times Are Approximate
Date: 1/9/2013 6:30 PM
Location: Township Administration Bldg - 2nd Floor Board Room
75 East Lancaster Ave
Ardmore, Pennsylvania 19003-2323

Co-Chairs: Commissioners Elizabeth S. Rogan & Philip S. Rosenzweig 
Vice-Chairs: Commissioners George T. Manos & Daniel S. Bernheim 

PRELIMINARY AGENDA

  1. CONDITIONAL USE DECISION
    6 Lancaster Avenue, Palmer Theological Seminary,

    Wynnewood, Ward 7, CU# 3673
    Expiration Date – N/A .................................... Zoning – R 7/HROD

  2. Applicant – C16E Lancaster Avenue, LP
    Property Owner – Eastern University
    Applicant’s Representative – Kenneth E. Aaron, Esquire, Weir & Partners LLP

    Consider for recommendation to the Board a conditional use request to permit 12,000 square feet of the Chapel to be used as professional office space as permitted in 155-151(B)(2)(a).

    On Monday, December 3, 2012 the Planning Commission recommended approval.
    (Exhibit A)

    PUBLIC COMMENT

  3. AMENDMENT PLAN
    6 Lancaster Avenue, Palmer Theological Seminary,

    Wynnewood, Ward 7, LD# 3673A
    Expiration Date – N/A .................................. Zoning – R 7/HROD

  4. Applicant – C16E Lancaster Avenue, LP
    Property Owner – Eastern University
    Applicant’s Representative – Kenneth E. Aaron, Esquire, Weir & Partners LLP

    Consider an Amendment to a Preliminary Land Development Plan prepared by Momenee & Associates, Inc., dated December 5, 2011, last revised October 15, 2012 showing the reduction in the number of apartment units from 132 to 112 and showing the conversion of the existing chapel into 12,000 square feet of professional office space. The following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday December 3, 2012, the Planning Commission recommended approval subject to the following conditions:

    Conditional Use Approval:

    1. Any conditions imposed by the Board of Commissioners in the Conditional Use decision shall be incorporated into these conditions.

    Recreation Fee:

    1. The applicant shall pay a prorated recreation fee of approximately $125,888.00 for the balance of the required recreation area at the time the building permit application is submitted. The final recreation fee will be adjusted by staff to reflect actual square footages of recreation areas within the building determined during the Final Plan process.

    Signage:

    1. The location of any new proposed signage shall be shown.

    Traffic & Circulation:

    1. A post-development traffic count and optimization of the signal timing for the eastbound Lancaster Avenue left turn movement onto City Avenue shall be performed. The actual operation of the driveways shall also be examined to determine if further turn restrictions are necessary as determined by the Township Engineer.
    2. Left turns onto Lancaster Avenue shall be prohibited during the PM peak hours out of driveway D. Signage shall be provided on the plan identifying the turn restrictions.
    3. A Penn Dot Highway Occupancy Permit shall be obtained for all work in the right-of-way of Lancaster Avenue.

    Construction Details:

    1. All of the Township Engineer’s comments on the retaining wall calculations shall be addressed prior to the issuance of any permits.
    2. The applicant shall perform all of the improvements/repairs noted in the certification report for the existing retaining walls to remain.

    Plan Requirements:

    1. If required by the DEP, a revised Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the amended Final Plan.

    Standard Conditions of Approval:

    1. All applicable portions of conditions of approval and all waivers previously granted by the Board of Commissioners on May 16, 2012 shall remain in effect with the exception of conditions 4g, 5 and 17.
    2. Revisions to the plan shall address the Township Engineer’s November 26, 2012 review letter with the exception of items B7, B9 and C5.
    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 Final Plan, complying with all conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval. 
    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 and/or Clerk of the Works’ 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 and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    PUBLIC COMMENT

  5. PRELIMINARY LAND DEVELOPMENT PLAN
    50 E Wynnewood Road, Wynnewood Shopping Center,

    Wynnewood, Ward 7, LD# 3678
    Expiration Date – 2/4/2013 ............................................. Zoning – C 1/R 7

  6. Applicant – David Joss, Federal Realty Investment Trust
    Property Owner – Federal Realty Investment Trust
    Applicant’s Representative – George Broseman, Esquire, Kaplin Stewart

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Bohler Engineering, dated November 2, 2012, last revised December 20, 2012, showing the demolition of the existing 4,052 square foot building, construction of a 6,576 square foot restaurant with an outdoor dining and plaza area and the removal of 10 parking spaces. The following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted.

    THE PLANNING COMMISSION RECOMMENDATION WILL BE PROVIDED ON THE FINAL AGENDA.

    PUBLIC COMMENT

  7. PRELIMINARY LAND DEVELOPMENT PLAN
    701 Belmont Avenue, Westminster Cemetery,

    Bala Cynwyd, Ward 3, LD# 3688
    Expiration Date – 2/4/2013 ................................. Zoning – R 3

  8. Applicant – Fraser Vey
    Property Owner – SCI Pennsylvania Funeral Services, Inc.
    Applicant’s Representative – Anthony Hibbeln, P.E., Hibbeln Engineering Company

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Hibbeln Engineering Company, LLC dated October 19, 2012, last revised December 20, 2012, showing the construction of a mausoleum with a 1,742 square foot footprint and a 1,300 square foot walkway around the building. An existing stormwater management system is proposed to be expanded. The following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted.

    THE PLANNING COMMISSION RECOMMENDATION WILL BE PROVIDED ON THE FINAL AGENDA.

    PUBLIC COMMENT

  9. CERTIFICATES OF APPROPRIATENESS

    1. Consider for recommendation to the Board a Certificate of Appropriateness at 1009 Black Rock Road, Gladwyne, private residence, Gladwyne Historic District to construct a 432 square foot one-story rear addition along the western property line.

    2. THE HARB RECOMMENDATION WILL BE PROVIDED ON THE FINAL AGENDA.

      PUBLIC COMMENT

    3. Consider for recommendation to the Board a Certificate of Appropriateness at 310-316 Righters Mill Road, Gladwyne, Gladwyne Methodist Church, Gladwyne Historic District to make the following improvements to the church building:

      • Remove the stone front façade and install stucco.
      • Replace lower stain glass panels with clear glass.
      • Reconfigure the side of the existing one-story left side addition.
      • Maintain existing masonry openings in the upper sanctuary but remove some stain glass and
      • Install clear glass, infill other openings with operable windows and wood panels.
      • Reconfigure the rear façade fenestration.
      • Construct two two-car attached garages on the right side of the building.
      • Cut back the existing porte-cochere to create a unit entranceway.
      • Construct a covered porch toward the right rear side to create a unit entranceway.
      • Construct a rear wood deck.

      THE HARB RECOMMENDATION WILL BE PROVIDED ON THE FINAL AGENDA.

      PUBLIC COMMENT

  10. ESCROW RELEASES

  11. 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 (Exhibit B):

    510 Lancaster Avenue
    Red Leaf Manor
    Escrow Release No.2 -- $37,979.00

    PUBLIC COMMENT

  12. FLOODPLAIN ORDINANCE AMENDMENT

  13. Consider for recommendation to the Board authorizing the Township Secretary to advertise a notice of intent to hold a public hearing and adopt an ordinance amendment on February 20, 2013 to amend the Code of the Township of Lower Merion, Chapter 135, entitled Subdivision and Land Development, Article IV, Plan Requirements to amend plan submittal requirements for properties in the floodplain that involve 50 lots or 5 acres, and to amend the Code of the Township of Lower Merion, Chapter 149, entitled Watercourses to establish additional watercourse approval requirements, and to amend the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, Article XXII, Administration and Certificates, Section 155-104 to amend the permits required section to add a new Section 104 A and B to establish Building and Zoning Permit Requirements, and to Amend Article XXVII, entitled Floodplain District to incorporate additional minimum requirements of the National Flood Insurance Program and the Pennsylvania Floodplain Management Act (1978-166) Section 60.3(a), and to amend Chapter A-167 to require a zoning permit and elevation certificate fee.
    (Exhibit C)

    PUBLIC COMMENT

  14. GREEN BUILDING RESOLUTION

  15. Consider for recommendation to the Board a revised Green Building Resolution that applies to Township buildings. It provides a formal yet flexible policy promoting green building design and operational practices and it is a statement of current pro-environmental practices. It does not include formal LEED requirements or other mandatory green building standards but does require that these types of techniques be explored.
    (Exhibit D)

    PUBLIC COMMENT

  16. REAPPOINTMENT TO THE ENVIRONMENTAL ADVISORY COUNCIL

  17. Consider reappointing Kate Galer to another four year term on the Environmental Advisory Council, such term to expire 12/2016.

    PUBLIC COMMENT

  18. RESTRICTIONS ON 24 HOUR BUSINESSES - TIME PERMITTING

  19. Discuss whether to limit the operation of 24 hour businesses in the Township.
    (Exhibit E)

    PUBLIC COMMENT

  20. UPCOMING ADVISORY BOARD MEMBER TERM EXPIRATIONS

    • Zoning Hearing Board – Kenneth L. Brier, 1/2013. This concludes his second term.
    • Zoning Hearing Board – Michael Taichman-Robins, alternate, 1/2013. This concludes his first term.
    • Electrical Examining Board – Thomas Weber, 1/2013.
    • Electrical Examining Board – Daniel Kincaide, 1/2013.
    • HARB – Scott J. Kalner, Chair, 3/2013. This concludes his first term.
    • HARB – Kathleen M. Abplanalp, Vice-Chair, 3/2013. This concludes her first term.
    • HARB – Sharon L. Sorokin, 3/2013. This concludes her first term.
    • HARB – Ann Shepard Houston, 3/2013. This concludes her first term.
    • Historical Commission – Judith P. Meyer, 4/2013. This concludes her second term.
    • Historical Commission – Gerry Fisher, 4/2013. This concludes her first term.

    PUBLIC COMMENT

 

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