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Building & Planning Committee
All Times Are Approximate
Date: 2/13/2013 6:20 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

AGENDA

  1. AMENDMENT PLAN
    1950 Spring Mill Road,
    Riverbend Environmental Education Center,
    Gladwyne, W-12-002, Ward 2.
    Expiration Date – N/A .............................................. Zoning – R AA/HROD

  2. Applicant – Laurie Bachman, Executive Director,
    Riverbend Environmental Education Center
    Property Owner – Riverbend Environmental Education Center
    Applicant’s Representative – Rob Lambert, P.E., Site Engineering Concepts, LLC

    Consider for recommendation to the Board a Waiver of Land Development Plan prepared by Site Engineering Concepts dated December 4, 2012, last revised January 18, 2013, showing the construction of a 4,500 square foot greenhouse, a 100 square foot composting restroom, a six foot stabilized porous gravel path and the installation of a rain garden. The following conditions shall be complied with prior to issuance of any permits by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday, February 4, 2013 the Planning Commission recommended approval subject to the following conditions:

    Landscaping:

    1. The feasibility of a retaining wall shall be investigated to minimize the grading on the slope above the proposed greenhouse.
    2. A revised landscape plan complying with Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-167.7 and conditions herein with the exception of any waivers shall be prepared and sealed by a Registered Landscape Architect and shall be submitted for staff review and approval.
    3. The cross section of the rain garden shall be consistent on all sheets of the plan set and shall be supported by the calculations provided with the application.

    Stormwater Management:

    1. The responsibility for the continued maintenance and operation of the rain garden and rain water harvesting facilities shall be the obligation of the property owner. This note shall be clearly indicated on the plan and included in the Deed.

    Construction Details:

    1. Newly graded slopes of over 25% shall be stabilized with sod or jute netting and seed. These areas shall be clearly delineated on the plan with shading. 
    2. A detail of the retaining wall shall be provided. Calculations shall be provided since the wall height exceeds four (4’) feet. 
    3. A minimum of nine (9”) inches of recharge stone shall be specified for the permeable pavers. The joint spacing shall be a minimum of fifteen (15%) percent of the surface area paved. Geotextile fabric shall be shown at the base of the section.
    4. Additional dimensions shall be provided for the permeable paver area near the proposed greenhouse to better define the limits. These shall be clearly shown on the proposed site plan (sheet 3 of 6).
    5. A spot elevation of 193.5’ shall be added at the spillway for the rain garden on the plan view.
    6. A note shall be added to the plan indicating that stone rip-rap shall be provided if/as required at the two (2) overflow pipe discharge locations into the rain garden.

    Standard Plan Items:

    1. The location of any well within 100’ feet of the proposed construction shall be shown on the plan.
    2. The full length of the proposed electric line to the greenhouse shall be shown.
    3. Concrete road control monuments shall be installed at the right-of-way at the intersection of each property line and at all changes in direction if and when requested by the Township.

    Standard Conditions of Approval:

    1. A permit shall be obtained from the Montgomery County Health Department for the composting restroom.
    2. The gravel pave walkway detail shall indicate nine (9”) inches of recharge stone (AASHTO No. 3) below any section required for the “Gravel Pave 2” specifications. It shall be placed on geotextile fabric.
    3. Any on-lot sanitary disposal area and tanks within ten (10’) feet of the disturbed areas shall be protected by fencing prior to construction.
    4. A copy of the revised plan shall be submitted with any changes highlighted and shall be accompanied by a letter indicating how each requested revision has been addressed in the re-submission. 
    5. Revisions to the plan shall address the Township Engineer’s January 28, 2013 review letter. 
    6. 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). 
    7. 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.
    8. 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.
    9. 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.
    10. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    The Planning Commission recommended approval of the following waivers of plan process:

    • Subdivision & Land Development Code Section 135-7A, to not provide a Tentative Sketch Plan;
    • Subdivision & Land Development Code Section 135-10A(3), to not provide a Preliminary Land Development Plan; 
    • Subdivision & Land Development Code Section 135-13, to not provide a Final Plan;

    The Planning Commission recommended approval of the following waivers of plan requirements:

    • A waiver of Subdivision and Land Development Code Section 135-16.B.7 to not provide the name and address of all adjoining owners. 
    • A waiver of Subdivision and Land Development Code Section 135-16.B.9 to not provide the location of streams and direction of flow through the tract and within 200 feet of the tract. 
    • A waiver of Subdivision and Land Development Code Section 135-16.B.16 to not provide a conservation plan inventory containing the information required in Section 101-14A, Inventory. 
    • A waiver of the Subdivision and Land Development Code Section 135-16.B.17 to not provide a Historic Resource Impact Study. 
    • A waiver of Subdivision and Land Development Code Section 135-19A to not provide a survey of the entire property.
    • A waiver of Subdivision and Land Development Code Section 135-19.B.4 to not provide a conservation plan overlay for parcels five acres or larger. 
    • A waiver of Subdivision and Land Development Code Section 135-19B.8 to not provide a traffic impact study and parking analysis documenting existing conditions and projections subsequent to the proposed development.
    • A waiver of the Stormwater Management Code Section 121-4.A.2 to not directly connect the roof drains to a seepage bed since they have been designed to convey the runoff into storage tanks for re-use.
    • A waiver of the Stormwater Management Code Section 121-4.B.2.A.1 to not recharge the increase in runoff from the 25 year storm event.

    The Planning Commission recommended approval of the following partial waivers:

    • A partial waiver of the Stormwater Management Code Section 121-4.A.1 to allow the use of the rainwater harvesting system and proposed rain garden to function as the required stormwater management. This also includes a waiver to not provide a “during construction” peak control facility provided that the duration of the construction project (including re-stabilization of the disturbed area) does not exceed eight (8) weeks.
    • A partial waiver of Natural Features Code Section 101-9 to substitute reforestation for 10 deciduous trees and 5 evergreen trees.

  3. WAIVER OF LAND DEVELOPMENT PLAN
    230 Righters Mill Road,
    Gladwyne Elementary School,
    Gladwyne, Ward 1, W-13-002.
    Expiration Date – N/A ................................................ Zoning – R 1/R 2

  4. Applicant – Victor Orlando, Business Manager, Lower Merion School District
    Property Owner – Lower Merion School District
    Applicant’s Representative – Fred Fromhold, Esquire, Fromhold Jaffe and Adams

    Consider for recommendation to the Board a Waiver of Land Development Plan prepared by Chester Valley Engineers, Inc., dated December 20, 2012, last revised January 17, 2013 showing the construction of a 4,560 square foot modular classroom. The following conditions shall be complied with on the grading permit plan. On Monday February 4, 2013, the Planning Commission recommended approval subject to the following conditions:

    Permit:

    1. A Runoff and Erosion Control Permit shall be obtained. 
    2. Erosion control measures shall be provided prior to issuance of any permits. Details that conform to Township standards shall be shown. 
    3. The modular classroom shall be removed from the site within three months of the completion of construction of the classroom addition.

    Stormwater Management:

    1. Existing and proposed drainage patterns shall be clearly shown. The drainage direction of existing storm sewer lines shall be clarified on the grading permit plan.
    2. Any proposed roof drains for the modular classroom shall be clearly shown. The location of the drains shall be indicated and shall be connected to water quality facilities where feasible. 
    3. The limits of disturbance and the amount of square feet of earth disturbance shall be listed on the plan.

    Utilities:

    1. Proposed utilities for the modular classroom shall be shown on the plan.

    Lighting:

    1. A lighting plan for the modular classroom shall be submitted with the grading permit application. 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.

    Construction Details:

    1. A sequence of construction activities shall be submitted prior to issuance of a permit for the modular classroom. It shall indicate the approximate scheduled dates for installation and removal of the modular classroom.
      10. The construction access shall be located to minimize the impact on existing trees.

    Standard Plan Conditions:

    1. If a Planning Module or Exemption is required, it shall be approved by the City of Philadelphia and the DEP prior to issuance of a permit. An evaluation of the sanitary sewer flows that are projected with this development shall be submitted.

    Standard Conditions of Approval:

    1. Revisions to the plan shall address the applicable portions of the Township Engineer’s January 28, 2013 review letter.
    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 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. 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. 
    4. 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. 
    5. 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 Planning Commission recommended approval of the following waivers:

    • Subdivision & Land Development Code Section 135-7A, to not provide a Tentative Sketch Plan;
    • Subdivision & Land Development Code Section 135-10A(3), to not provide a Preliminary Land Development Plan;
    • Subdivision & Land Development Code Section 135-13, to not provide a Final Plan.

    PUBLIC COMMENT

  5. TENTATIVE SKETCH PLAN
    230 Righters Mill Road,
    Gladwyne Elementary School,
    Gladwyne, Ward 1, SD# 3691.
    Expiration Date – 4/7/2013 ......................................... Zoning – R 1/R 2

  6. Applicant – Victor Orlando, Business Manager, Lower Merion School District
    Property Owner – Lower Merion School District
    Applicant’s Representative – Fred Fromhold, Esquire, Fromhold Jaffe and Adams

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Chester Valley Engineers, Inc., dated December 20, 2012, last revised January 17, 2013 showing the construction of a 4,543 square foot classroom addition on the north end of the existing school, 6 new parking spaces, and an underground stormwater management system. The project also includes the consolidation of two parcels into one. The following conditions shall be complied with on the Preliminary Plan. On Monday, February 4, 2013, the Planning Commission recommended approval subject to the following conditions:

    Traffic, Circulation & Access:

    1. A traffic study shall be submitted with the Preliminary Plan that fully evaluates all driveway access locations. The levels of service, queue length changes, and sight distance shall be evaluated. The effect on adjacent existing driveways shall be fully considered and evaluated.
    2. All sidewalks and curbing that are in a deteriorated condition shall be repaired/replaced as directed by the Township. This shall be noted on the plan.

    Stormwater Management:

    1. At a minimum, the increased volume of stormwater generated by the proposed development for the twenty five (25) year storm shall be recharged.
    2. Existing and proposed drainage patterns shall be clearly shown on the Preliminary Plan. The roof areas of the addition that will be directed to water quality facilities shall be clearly shown. The drainage direction of existing storm sewer lines shall be clarified on the Tentative Sketch Plan.
    3. Proposed roof drains for the addition shall be clearly shown. The location of the drains shall be indicated and shall be connected to water quality facilities where feasible. This shall be evaluated with the Preliminary Plan.
    4. A description of how the proposed water quality facilities will be operated and maintained shall be submitted by the design engineer. The frequency of inspection and the contact information for the party responsible for the operation and maintenance of the facilities shall be listed. The plan shall be presented in recordable form as a covenant running with the land and shall be approved by the Township Solicitor prior to recording the Final Plan.
    5. The limits of disturbance and the amount of square feet of earth disturbance shall be listed on the Preliminary Plan.
    6. No grading changes shall be shown within three (3’) feet of the property line to ensure transition to the grading on the adjoining property. This shall be clearly demonstrated with the Preliminary Plan. 
    7. The seepage beds shall be designed to empty the total design storm volume needed for peak rate control in twenty-four (24) hours or less. Calculations verifying this shall be submitted with the Preliminary Plan.
    8. Soil permeability tests shall be performed to a depth adequate to demonstrate the functioning of the system. The location of the percolation tests shall be indicated on the plan and the complete test report shall be submitted for review. 
    9. The size and species of trees on the property within twenty-five (25’) feet of disturbance shall be included on the Preliminary Plan. 
    10. The runoff crossing to the adjacent properties during the construction phase of the project shall be managed so that the impact to water quality/quantity is minimized. Stoned construction staging areas and inlets/piping shall be provided if/as necessary or as directed by the Township so as to ensure acceptable conditions during the construction phase. This shall be evaluated with the Preliminary Plan. 
    11. Drainage area maps for the during construction analysis, the permanent facility analysis and for qualification of all proposed storm sewer systems shall be provided with calculations. This shall be submitted with the Preliminary Plan. 
    12. The distance between the proposed seepage bed and any structure shall be provided on the plan and shall not be less than ten (10) feet. 
    13. The existing stormwater conveyance lines that are indicated to interfere with the proposed addition shall be relocated and shall be re-qualified for the design storms. This shall be submitted with the Preliminary Plan.

    Landscape Plan:

    1. A Landscape Plan complying with Natural Features Code Sections 101-9, 101-5B and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.
    2. Wooded lot calculations shall be added to the plan and shall be approved by the Township Arborist. The total number of trees removed/impacted by the proposed construction shall also be listed. 
    3. Erosion control measures shall be provided with the Preliminary Plan. Details that conform to Township standards shall be shown.

    Utilities:

    1. The existing water line in the location of the proposed addition shall be relocated. The new location shall be shown on the Preliminary Plan.

    Lighting:

    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. The applicant shall install shields or make adjustments to the existing lights adjacent to residential properties to reduce light trespass and glare.

    Construction Details:

    1. A sequence of construction activities shall be submitted with the Preliminary Plan.
    2. A soil stockpile location shall be provided on the Preliminary Plan. 
    3. A Certification by a civil engineer of the condition of any existing retaining walls within the project area to remain shall be provided. Any recommended improvements/repairs shall be made a condition of the permit issue. This shall be provided with the Preliminary Plan. 
    4. The construction access shall be located to minimize the impact on existing trees.

    Standard Plan Conditions:

    1. Concrete road control monuments shall be installed at the right-of-way at the intersection of each property line and at all changes in direction as directed by the Township Engineer.
    2. Any required Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan. An evaluation of the sanitary sewer flows that are projected with this development shall be submitted.
    3. The error of closure shall be provided for the assembled lot and shall not be greater than 1:5,000. 
    4. The existing lot lines to be abandoned shall be shown as dotted. 
    5. The mean grade of the structure shall be calculated and shown on the Preliminary Plan if required by staff. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application. This shall be provided on the Preliminary Plan.

    Standard Conditions of Approval:

    1. Revisions to the plan shall address the Township Engineer’s January 28, 2013 review letter.
    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. 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.
    4. 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 approval by the Board of Commissioners. 
    5. 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. 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 applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.

    The Planning Commission recommended approval of the following waiver:

    • A waiver of Natural Features Code Section 101-5C(2b) — To allow the walkway in the vicinity of the proposed classroom addition to exceed a twenty-five (25%) percent slope.

    PUBLIC COMMENT

  7. PRELIMINARY LAND DEVELOPMENT PLAN
    50 E Wynnewood Road,
    Wynnewood Shopping Center,
    Wynnewood, Ward 7, LD# 3678
    Expiration Date – 2/20/2013 .............................................. Zoning – C 1/R 7

  8. 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 January 17, 2013, 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 13 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. On Monday, February 4, 2013 the Planning Commission recommended approval subject to the following conditions:

    Hours of Operation & Outdoor Dining Area:

    1. The restaurant shall close no later than 11 PM on weekdays, midnight on Friday and Saturday nights, and 10 PM on Sundays and holidays.
    2. No outdoor music shall be permitted for the restaurant except as approved by special permit by the Board of Commissioners.
    3. A physical separation shall be constructed parallel to the sidewalk in front of the restaurant to screen the outdoor dining area from residences along Cloverhill Road. The first three to four feet shall be constructed of a solid material and the remaining portion may consist of lattice or vegetation.
    4. The applicant shall continue to work with staff to ensure that the details of the outdoor dining area and plaza area are sensitive to the adjoining residential neighborhoods.

    Site Design & Architectural Elevations:

    1. Signage shall only be “halo” illuminated or alternatively externally direct illumination from above the sign using fully shielded light fixtures. Conventional internal illumination of the box sign shall not be permitted.
    2. The applicant shall continue to work with staff to develop an architectural program for the new building to ensure that the new construction is in harmony with the surrounding retail architecture. The architectural program shall address details such as awnings, windows, placement of doors, façade materials and lighting fixtures.
    3. The location of any proposed advertising signage for the property shall be shown. 
    4. The existing bike rack in front of Giant shall be upgraded as directed by the Township. 
    5. A six foot wide sidewalk shall be provided along the Lancaster Avenue frontage of the property and shall wrap the corner of Lancaster Avenue and Cloverhill Road. From Cloverhill Road up to the first curb cut on the applicant’s property, a four foot wide sidewalk shall be installed. The applicant shall be required to post financial security the on-site sidewalk, but no work, approvals, permits or certificates including but not limited to certificates of occupancy shall be conditioned, withheld or delayed on account of the on-site sidewalk or any off-site work. 
    6. The applicant shall install a break in the existing wall at the corner of Lancaster Avenue and Cloverhill Road to provide pedestrian access into the shopping center unless precluded by a previous land development approval for the property.

    Landscaping & Site Design:

    1. The applicant shall work with staff to select larger canopy deciduous shade and flowering trees for the parking lot islands that will provide greater screening and stormwater management benefits.
    2. To provide additional screening for adjacent residences, at least five additional evergreen trees shall be provided in the planted area adjacent to Cloverhill Road. 
    3. The four existing striped areas in the southern portion of the parking lot closest to the proposed restaurant shall be converted to planted areas which shall be planted with large canopy deciduous shade trees or the additional trees shall be provided along Cloverhill Road as directed by the Township Arborist and Planning staff. 
    4. The species of plants in the rain garden shall be adjusted as directed by Township staff to other species on the approved Township list as mutually agreed upon by the Township and the applicant.
    5. Trees impacted by the storm sewer work and other improvements shall be clearly noted on the Utility Plan. Treatment of the trees prior to construction to protect the root system shall be performed and shall be approved by the Township Arborist.
    6. A revised landscape plan complying with the applicable portions of the Natural Features Code Section 101-9 and conditions herein and shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

    Traffic & Circulation:

    1. Centerline, double-yellow pavement markings shall be added at all four (4) aisle locations near the southwest corner of the proposed restaurant in order to better control traffic movement in these locations.
    2. The reduced aisle width in the area of the proposed three (3) new parking spaces and the curb radii of the island shall be dimensioned on the plan.
    3. A post development traffic count and analysis of the signalized drive-access intersection in the traffic study (i.e. Penn Road/Wynnewood Road) shall be provided and the timings optimized as required/directed by the Township.
    4. A detail for the sign restricting the parking times for the employee spaces near the trash enclosure shall be provided. The restriction time shall be as directed by the Township Engineer or at a minimum a two (2) hour window shall be provided.
    5. “No Parking by Order of the Fire Marshal” signs shall be shown as directed by the Fire Marshal.

    Stormwater Management:

    1. Calculations shall be submitted qualifying the size and slope of the proposed stormwater conveyance lines. Drainage area maps for the inlets/roof areas collected shall be included.
    2. The species of trees on the property within twenty-five (25’) feet of disturbance shall be included on the plan.
    3. No grading changes shall be shown within three (3’) feet of the property line to ensure transition to the grading on the adjoining property. This shall be clearly noted on the plan. 
    4. A description of how the permanent stormwater BMPs will be operated and maintained shall be submitted by the design engineer. Maintenance requirements for the rain garden and conveyance pipes and the frequency of inspection shall be listed on the plan. The contact information for the party responsible for the operation and maintenance of the facilities shall be listed.
    5. The yard drain structures and storm manhole shall be numbered on the utility plan for reference.
    6. The size, material and minimum slope of the relocated roof drain connecting to the proposed twelve (12”) inch RCP shall be indicated. A clean-out shall be shown.
    7. Details of the yard drains and storm manhole structures shall be added to the plan.

    Utilities:

    1. A thirty (30) foot wide easement shall be provided centered on the sanitary sewer main. An Indemnification Agreement shall be entered into with the Township for improvements that encroach into the easement.
    2. The Public Works Department shall approve the final design of the sanitary sewer lateral and connection. Separate permits are required for the lateral and grease trap. 
    3. A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan unless the applicant provides an acceptable indemnification to the Township.

    Construction Details:

    1. The detail sheet shall indicate 9’ x 19’ parking stalls in order to be consistent with Township standards.
    2. Township standard placards indicating fines for violations shall be included in the ADA sign detail on the plans. 
    3. An alternate soil stockpile location shall be provided to be used if/as required. 
    4. All sidewalk and driveway apron/curbing that is in a deteriorated condition shall be repaired/replaced as directed by the Township.

    Standard Plan Items:

    1. The proposed trash dumpsters shall be enclosed with a fence or a wall. 
    2. Concrete road control monuments shall be installed at the right-of-way at the intersection of each property line and at all changes in direction if and when directed by the Township.

    Standard Conditions of Approval:

    1. An outdoor lighting plan for any proposed lighting or any proposed or previous changes to the existing lighting, 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.
    2. The lighting plan referenced in condition 38 shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1. 
    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. Revisions to the plan shall address the Township Engineer’s January 28, 2013 review letter to the degree that it does not conflict with the conditions of approval. Where reference is made to approval by the Township Arborist, such approval may also be given by other appropriate Township staff or consultant as permitted in the Township Code. 
    5. 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.
    6. If required by the Fire Department, all 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. 
    7. The applicant shall provide documentation to Planning staff indicating how they will, to the extent practical, utilize the services of a deconstruction company to recycle selected materials on the building to be demolished.
    8. 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).
    9. 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.
    10. 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. 
    11. 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. 
    12. 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. PRELIMINARY LAND DEVELOPMENT PLAN
    222, 246, 250 Rock Hill Road & 726 Belmont Avenue,

    Bala Cynwyd, CVS Pharmacy, Ward 3, LD# 3680.
    Expiration Date – 3/3/2013 ............................................ Zoning – C 2/ROHO

  10. Applicant – John Zaharchuk, Summit Realty Advisors, LLC
    Property Owner – William Stamps, Rock Hill Road Associates, Inc.
    Applicant’s Representative – Ross Weiss, Esquire, Cozen O’Connor

    Consider for recommendation to the Board a Preliminary Land Development Plan prepared by Bohler Engineering, dated November 30, 2012, and architectural elevations that include one (1) sheet prepared by Larson Design Group, dated November 1, 2012. The plan shows the demolition of five commercial buildings, including the vacant building located at 726 Belmont Avenue, which is owned by the Township. The plan also shows the construction of a 13,112 square foot CVS Pharmacy with 66 parking spaces, reconfiguration of the existing driveways, construction of 18 parking spaces for use by the Cynwyd Heritage Trail, construction of a stormwater management system and traffic improvements at the intersection of Rock Hill Road and Belmont Avenue. 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, February 4, 2013 the Planning Commission recommended approval subject to the following conditions:

    Conditional Use Approval:

    1. The Preliminary Plan approval shall incorporate conditions of approval 1-8 in the Conditional Use decision.

    Township Property:

    1. Approval for the use of the Township property and any necessary easements or agreements shall be obtained. The Township Solicitor shall approve all legal documents required.

    Architectural Elevations:

    1. New mechanical equipment for the proposed building shall be screened visually on all sides whether on the roof or on the ground. The screening shall be approved by Township staff.
    2. 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.

    Landscaping/Site Amenities:

    1. The two (2’) foot space adjacent to the proposed sidewalk along the western portion of Rock Hill Road shall be planted with ornamental grasses.
    2. The applicant shall provide large planters along the Rock Hill Road frontage of the CVS building. The applicant shall work with staff on the design and location of the planters. 
    3. The grassy area between the Lee’s Hoagie House building and the proposed sidewalk shall be planted.
    4. The applicant shall work with Township staff and the Environmental Advisory Council on the selection of plant material. 
    5. The applicant shall work with staff to develop gateway landscaping on Township property consistent with landscaping at the Cynwyd Station & Barmouth trailheads. 
    6. The proposed sitting wall shall be designed in consultation with Township staff and shall be constructed with materials that are complimentary to the proposed building.
    7. The full width of the area adjacent to the drive-through entrance shall be planted. 
    8. The 6’ foot fence in the 6’ foot planted area adjacent to the drive-through shall be removed and the number of plantings shall be increased to create a physical barrier. 
    9. A revised landscape plan complying with Natural Features Code Sections 101-9 and 101-5B, with the exception of any waivers, Zoning Code Section 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted to the Township. The plan shall be approved by the Township Arborist and Planning staff prior to recording the Final Plan.
    10. Wooded lot calculations shall be provided on the Landscape Plans.
    11. Grading and earthmoving operations shall be minimized during the period from November 15 to April 1 when re-vegetation of exposed ground surface is difficult. A note shall be added to the Erosion and Sediment Control Plan stating that mulch, straw, stone and/or sod shall be used to stabilize all areas denuded during this time period. 
    12. The applicant shall indicate how the existing wood deck that encroaches over the common property line will be remedied.
    13. The maximum loading ratio for a proposed rain garden should not exceed 5:1.
    14. The applicant shall install a water source at the trailhead for maintaining the gateway landscaping. 
    15. Bicycle racks, furnishings, and signage shall be consistent with the bicycle racks, furnishings, and signage at the Cynwyd Station and Barmouth trailheads.

    Stormwater Management:

    1. The project shall address stormwater management and water quality to the satisfaction of the Township Engineer.
    2. In order to satisfy the standards for ground water recharge and water quality, a seepage bed shall be added to recharge a portion of the volume of runoff on the proposed CVS site. Additional disturbed areas shall be directed to a best management practice (BMP) where feasible. If it is ultimately demonstrated that recharge is not feasible, then at a minimum, the WQv storage volume shall be provided for all developed areas. In either case, recharge shall be maximized on the CVS site.
    3. All roof drains shall be directly connected to a seepage bed or other BMP. The direct runoff volume for the two (2) year storm shall be used to size the requested facility.
    4. Field tests such as double ring infiltrometer shall be performed at the level of the soil infiltration and in the area of the proposed basin(s) to demonstrate adequate design parameters if required by the Township Engineer. Complete test reports shall be submitted. The location of each test shall be indicated on the plan.
    5. Runoff from the development shall be calculated using the SCS methodology. A Type II, twenty-four (24) hour rainfall distribution with return periods consistent with Township code shall be used. 
    6. Basins evaluated using the rational methodology for rate control shall also evaluate the volume derived from the routing process as contained in the SCS methodology to ensure that equal or greater volume has been provided.
    7. Discharge from the stormwater basin shall be converted from a concentrated flow to a sheet flow. The overflow shall be piped to a level spreader, bubble-up spreader, or connected to the storm sewer system. 
    8. All seepage beds shall contain a sediment trap accessible for maintenance.
    9. The size and number of perforations per linear foot of pipe shall be included in the seepage bed detail. Perforations shall not be less than five-sixteenths (5/16”) inch in diameter and provide an opening area not less than three and thirty-one hundredth (3.31) square inches per square foot of pipe surface.
    10. A description of how the permanent stormwater control facilities, the storm sewers in the state right-of-way, and the seepage bed on the 726 Belmont Avenue property will be operated and maintained shall be submitted by the design engineer. The frequency of inspection and the contact information for the party responsible for the operation and maintenance of the facility shall be listed. The plan shall be presented in recordable form as a covenant running with the land and shall be approved by the Township Solicitor prior to recording. 
    11. Seepage beds shall not receive runoff until the entire drainage area contributing to the infiltration BMP has achieved final stabilization. A temporary basin is required.
    12. Profiles shall be provided on the plans for storm sewer runs that are over twelve (12) inches in diameter. 
    13. Newly graded slopes of over 25% shall be stabilized with sod or jute netting and seed. This shall be clearly noted on the Grading Plan.
    14. The limits of disturbance shall be clearly delineated on the Erosion and Sediment Control Plan for each lot. The amount of square feet of earth disturbance shall be listed.
    15. Drainage area maps for the during construction analysis shall be provided with the calculations for verification of data used in the qualifications. Hydrographs for uncontrolled areas shall be properly combined with the temporary basin outflow to check peak rate of runoff controls. 
    16. The calculations shall include an outflow hydrograph and routing of the basin. The stage-storage evaluation shall be included. The method shall be clarified as to how runoff is directed into and out of the proposed basin and how the basin size was determined. This shall be approved by the Township Engineer.
    17. Additional detail is required in the sequence of construction activities. Installation of a temporary basin, seepage bed, the rain garden, roof collection system, roadway piping and lane improvements, and traffic signal work shall be listed. The demolition of the existing structure shall be listed. Notification of the Township Engineer for inspection shall be listed prior to installation of the seepage bed, storm piping and rain garden.
    18. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit.
    19. The runoff crossing onto the adjacent roadway during the construction phase of the project shall be managed so that the water quality/quantity impact is minimized. Diversion berms, stoned construction staging areas, and additional inlets/piping shall be provided as necessary and/or directed by the Township so as to ensure acceptable conditions during the construction phase. 
    20. All ADS pipe shall be further specified as smooth interior HDPE. 
    21. A detail for the inlet-to-manhole conversion shall be added to the plan.
    22. A Type C inlet is recommended to be used in place of a manhole structure for MH-3. The piping alignment shall be adjusted accordingly.
    23. Inlet No. IN-4 shall be converted to a double inlet to provide reserve collection capacity. 
    24. AASHTO No. 1 stone shall be specified in the seepage bed detail. The Geotextile shall be placed surrounding the stone. 
    25. The “Bioretention” detail shall be adjusted to specify the invert elevation of the control orifice, include the rim elevation of the riser and indicate the size/material of the riser and outfall pipe. The material of the under drain pipe shall be provided. The maximum ponded depth shall be compatible with the approved plant selection. 
    26. The yard drain detail for IN-2 shall be clarified to indicate the size of drain. A minimum eighteen (18”) inch diameter shall be specified. 
    27. Inlet capture efficiency calculations shall be provided for the proposed inlet along Belmont Avenue to ensure that significant runoff does not bypass the inlet and enter the proposed parking lot. At a minimum, a double inlet shall be specified. Grading adjustments to the drive shall be investigated to accommodate runoff that bypasses the inlets and enters the site.

    Traffic & Circulation:

    1. The applicant shall explore with staff the possibility of reconfiguring the four spaces in front of Lee’s Hoagie House so that three spaces are on the western side of the building and one is on the eastern side. 
    2. The off-site traffic improvements shall be completed as shown on the plan. 
    3. Truck access directions and/or times of delivery shall be restricted to avoid the need for trucks to cross over to on-coming traffic for access/egress.
    4. The actual sight distance triangles shall be shown for each driveway. The sight distance shall meet the desirable sight distance as specified by Penn Dot. The Traffic Safety Unit of the Lower Merion Police Department shall approve the final drive configuration. 
    5. “No-Left-Turn” signs at all right-in—right-out driveways shall be installed on the street. The turn restriction shall be codified. 
    6. Do-Not-Enter” signs shall be placed at the right-in—right-out driveways where appropriate. 
    7. Optimized timings shall be utilized for all scenarios to evaluate mitigation needs and effects. Backup documentation shall be submitted which documents that optimized timing was utilized.
    8. The traffic study shall include a summary of the average and 95% queues at each study area intersection for the “without-development” and “with-development” scenarios. This shall also include the proposed site driveways. 
    9. Depressed curb and concrete apron shall be labeled on the plan at the new driveway access locations. Sidewalks shall be clearly noted to be carried across the driveways at grade. 
    10. The length of depressed curb for the new driveway and the curb to be raised to full reveal shall be dimensioned on the plan.
    11. A Pennsylvania Department of Transportation (Penn Dot) Highway Occupancy Permit (HOP) is required for the proposed site driveways and adjacent proposed improvements on Belmont Avenue (SR 3045) & Rock Hill Road (SR 3052). This includes the left-turn lane, traffic signal revisions, and storm sewer/structure construction. The Township shall be copied on all correspondence with Penn Dot.

    Parking & Access:

    1. The applicant shall locate one sign at each entrance to the trailhead parking area and either differentiate the parking spaces with colored graphic pavement markings, a colored curb stop at the head of the parking space or another less visually imposing means.
    2. Five parking spaces in the vicinity of the trailhead parking shall be removed and converted into green space to physically differentiate trail parking from customer parking. 
    3. The applicant shall provide an additional two bicycle racks along the Rock Hill Road frontage of the building. 
    4. The applicant shall use a bicycle rack design that is consistent with the bicycle racks used on the Township trail. 
    5. The sidewalk along Belmont Avenue shall be extended to connect directly into the trailhead parking area. 
    6. The applicant shall explore installing a bicycle pump air source in the trailhead parking area.

    Construction:

    1. A detail of the retaining walls shall be provided. Calculations shall be provided for wall heights exceeding four (4’) feet and shall include slope surcharge as appropriate. 
    2. 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 the permit issue.
    3. The limits and extent of existing utility demolition shall be clarified on the Demolition Plan.

    Utilities:

    1. Existing utility service locations shall be shown on the proposed Utility Plan for the structures to remain. They shall be shown form the structures to the utility main.
    2. Details for the proposed equipment pads shall be provided on the plans.
    3. The concrete shall be specified as “air entrained”. 
    4. Bollards shall be added around the proposed electric transformer. 
    5. Re-use of the existing six (6”) inch TC sanitary lateral shall be approved by the Public Works Department. The vent and trap location shall be shown. Separate permits shall be obtained from the Public Works Department.

    Plan Requirements:

    1. The existing lot lines to be revised shall be shown as dotted.
    2. Concrete road control monuments shall be installed where feasible at the right-of-way at the intersection of each property line and at all changes in direction.
    3. A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan.
    4. The net and gross lot areas shall be clearly listed on the plan for each lot. An itemized tabulation of the existing/proposed impervious surfaces shall be provided.

    Lighting:

    1. 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 to staff that cut-off luminaires are more appropriate and will result in less off-site light trespass. 
    2. The lighting plan shall be designed to the 2009 IECC or the 2007 ASHRAE 90.1 standards.

    Standard Conditions of Approval:

    1. If required by the Fire Department, all 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.
    2. Revisions to the plan shall address the Township Engineer’s January 25, 2013 review letter.
    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. 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).
    5. 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. 
    6. 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. 
    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 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.
    9. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.

    The Planning Commission recommended approval of the following waivers:

    • Stormwater Management & Erosion Control Code Section 121-5B.4.a to not consider all impervious areas as meadow provided an adequately sized water quality system is installed on the CVS property.
    • Subdivision & Land Development Code Section 135-28.C to have depressed curbs that exceed 36 feet in width.

    PUBLIC COMMENT

  11. ROCK HILL OVERLAY DISTRICT ORDINANCE AMENDMENT

  12. 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 March 20, 2013 to amend the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, Article XXXIII, Section 155-205 D, Signage, by amending the sign area limits and the sign lettering limits permitted in the Rock Hill Overlay District.
    (Exhibit A)

    PUBLIC COMMENT

  13. TENTATIVE SKETCH PLAN
    600 Righters Ferry Road,
    Bala Cynwyd, Ward 9, SD# 3683.

    Expiration Date – 4/7/2013 .............................. Zoning – M District

  14. Applicant – Kevin Kyle, Righters Ferry Associates, LP
    Property Owner – Righters Ferry Associates, LP
    Applicant’s Representative – Jonathan H. Spergel, Esquire, Manko, Gold Katcher & Fox LLP

    Consider for recommendation to the Board a Tentative Sketch Plan prepared by Right Angle Engineering, dated December 20, 2012 showing the construction of two elevated apartment houses containing 593 apartment units, a 340 space parking garage, 561 surface parking spaces (including 8 trailhead parking spaces), a recreational trail, a 9,665 square foot public gathering space, plaza areas, 97 seating spaces, hardscaping and landscaping. The project includes the use of the Pencoyd Bridge for vehicular traffic by residents and emergency vehicles and pedestrian traffic by residents and the general public. The following conditions shall be complied with on the Preliminary Plan. On Monday, February 4, 2013 the Planning Commission recommended approval subject to the following conditions:

    Conditional Use:

    1. The Tentative Sketch plan approval shall incorporate conditions of approval 1-11 from the Conditional Use decision.

    Site Design/Architectural Elevations:

    1. Architectural elevations of all sides of the proposed building, including a list of materials, shall be submitted with the Preliminary Plan.
    2. The mean grade of each structure shall be evaluated and shown on the Preliminary Plan. The architectural plans shall conform to the grading proposed on the site plan.
    3. Details shown for the building entrances shall be evaluated with the Preliminary Plan.

    Traffic, Circulation & Parking:

    1. The applicant shall explore alternative designs for the parking lot between the main plaza and the first building including examining the use of parallel parking spaces.
    2. A chart shall be included on the plan that documents compliance with the required number of ADA parking spaces per the Building Code. One of the trailhead parking spaces shall be ADA accessible. 
    3. Additional centerline, direction arrow and stop bar pavement markings shall be added to the plan where appropriate. A separate traffic control and directional/informational signage plan shall be provided with the Preliminary Plan.
    4. A Signage Plan shall be submitted and shall be evaluated with the Preliminary Plan. Any signs indicating a “Tow-Away” program shall comply with Township standards. Demonstration of adequate maneuverability for the actual emergency apparatus used by Lower Merion Township for fire response shall be confirmed with the Preliminary Plan.
    5. The following off-site improvements, as recommended by the Traffic Study, shall be provided/performed by the applicant. Details for the improvements shall be fully evaluated with the Preliminary Plan.
      • A new traffic signal at Monument Road and Righters Ferry Road;
      • Modification and re-phasing of the signal at Belmont Avenue and Righters Ferry Road to include an advance left-turn phase along Belmont Avenue with a corresponding right-turn overlap phase along Righters Ferry Road; and
      • Optimization of the timing of the signal at Monument Road and St. Asaphs Road/Presidential Boulevard. 
    6. A schedule for implementation of the off-site traffic improvements, the timing of required post-development counts, and warrant evaluations shall be provided with Preliminary Plan.
    7. The improvements for the parking area on the Philadelphia side of the Pencoyd Bridge shall be delineated more clearly. Approvals from the City of Philadelphia shall be obtained as required. The Township shall be copied on any approval.
    8. Details for controlling access to the Pencoyd Bridge shall be approved with the Preliminary Plan.
    9. A van accessible ADA parking space shall be included in the trailhead parking area. 
    10. A turn-around area at the base of the Pencoyd Bridge shall be provided and shall be designed for vehicles to use if/when access across the bridge is restricted. 
    11. A detail of the bollards to be located at the emergency access to the trail shall be provided. The bollards shall have the same safety and access measures as those that were installed on the Cynwyd Heritage Trail.

    Stormwater Management:

    1. All roof drains shall be clearly shown to be directly connected to a water quality system. This shall be documented with the Preliminary Plan. 
    2. The responsibility for the continued maintenance and operation of the water quality structures and other stormwater facilities shall be the obligation of the property owner. This note shall be clearly indicated on the Preliminary Plan and included in the Deed.
    3. The limits of disturbance shall be clearly delineated on the plan. The amount of square feet of earth disturbance shall be listed on the Preliminary Plan.
    4. Discharge from the stormwater facilities shall be converted from a concentrated flow to a sheet flow. Calculations shall be submitted that qualify the design of any level spreaders or rip-rap. This shall be fully evaluated with the Preliminary Plan.
    5. A sequence of construction activities shall be submitted with the Preliminary Plan. Installation of a water quality system, roof collection system, and rip rap/level spreader system shall be listed. Notification of the Township Engineer shall be listed in the sequence following installation of protective barriers and prior to earth disturbance. Notification of the Township Engineer for inspection shall be listed prior to installation of the water quality system and piping.
    6. All proposed drainage patterns shall be clearly shown on the Tentative Sketch Plan, including the method of conveyance from the buildings. 
    7. Erosion control measures shall be provided with the Preliminary Plan. Details that conform to Township standards shall be shown. 
    8. Details of the “water quality inlets” shall be shown on the plan in addition to the references provided. Code required water quality controls shall be evaluated with the Preliminary Plan.

    Landscape Plan:

    1. The applicant shall explore adding additional landscaping in the courtyard parking lots. 
    2. A Landscape Plan complying with Natural Features Code Sections 101-9, 101-5B and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.
    3. Details for the planting, seating and pavement material composition in the public gathering area shall meet the requirements of Code Section 155-90.1.E.2. These details shall be submitted with the Preliminary Plan. 
    4. The scientific and common names provided for the plant material on the landscape plan shall be verified for accuracy.
    5. The plant material on the western side of the parking area off of the main drive aisle shall be kept uniform.
    6. The applicant shall submit a plan indicating how the western end of the property will be treated including the clean-up and removal of debris and invasive plants. The applicant shall also indicate how the historic and natural features of that area will be highlighted.

    Construction Details:

    1. A detail of any new or reconstructed retaining walls/structures shall be provided with the Preliminary Plan. Top and bottom of wall elevations shall be provided. Calculations shall be provided for retaining wall heights that exceed four (4) feet.
    2. A certification by a civil engineer of the condition of the existing retaining walls at the Schuylkill River and adjacent to the Norfolk Southern Railroad that are to remain shall be provided. Any recommended improvements/repairs shall be made a condition of approval.

    Utilities:

    1. A regional sanitary sewer station capable of accommodating the existing and potential needs of the contributing district shall be constructed to serve the development. Easement limits shall also be provided for the force main and gravity main and be of sufficient width to meet the needs for maintenance and service of the facilities. Adequate area shall be provided for the structure and parking to service the station. Easement locations and/or property lines shall be provided.
    2. If the available clear area for the gravity main is less than the required minimum width of thirty (30) feet, the line shall remain privately maintained. Documentation shall be provided with the Preliminary Plan that demonstrates the feasibility of the design and qualifies the size and capacity of any proposed station and force main. Agreements shall be entered into with the Township to establish a sewer district and enable equitable compensation for the regional station constructed by the applicant upon acceptance of dedication.
    3. The location of the proposed utility services shall be provided on the Preliminary Plan.

    Standard Plan Conditions:

    1. A concrete road control monument shall be installed where feasible at the right-of-way of Righters Ferry Road. 
    2. Signed certification statements related to flood proofing shall be provided on the Preliminary Plan. 
    3. A Planning Module shall be submitted and shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan. 
    4. The floodway line shown on the plan shall be clarified. This shall be fully evaluated with the Preliminary Plan. 
    5. The limits of steep slopes shall be more clearly shown on the proposed development 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. Revisions to the plan shall address the Township Engineer’s January 28, 2013 review letter.
    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. 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. 
    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 approval by the Board of Commissioners.
    6. 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. 
    7. 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. 
    8. 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.

    In addition, the Planning Commission recommended approval of the following waiver:

    • Subdivision & Land Development Code Sections 135-17.C.1 & 135-33 to not base the vertical elevation datum on NAVD 1929.

    PUBLIC COMMENT

  15. ESCROW RELEASES

  16. 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):

    Wrenfield
    704, 706 & 708 Canterbury Lane
    Escrow Release No.2 -- $135,460.00

    7, 9, 11 St Asaphs Road
    Bala School for Young Children
    Escrow Release No. 2, Final -- $3,000.00

    Appaloosa Development
    Wesleys Run
    Escrow Release no. 11, Final -- $19,784.00

    PUBLIC COMMENT

  17. ENVIRONMENTAL ADVISORY COUNCIL 5K RUN

  18. Consider a request from the Environmental Advisory Council to organize a 5k run in the fall of 2013.
    (Exhibit C)

    PUBLIC COMMENT

  19. BRYN MAWR VILLAGE DISTRICT ORDINANCE AMENDMENT

  20. 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 March 20, 2013 to amend the Code of the Township of Lower Merion, Chapter 155, entitled Zoning, Article XXXIV, by amending the Bryn Mawr Village Zoning District; To amend Section 155-211.A and 212.B to include student home uses subject to compliance with specific standards, to amend 155-213.A, Build to Line Regulations, To amend Section 155-214 A, Parking Regulations and to amend 155-93.2 Signage, Awning Regulations.
    (Exhibit D)

    PUBLIC COMMENT

  21. HISTORICAL COMMISSION

  22. Consider for recommendation to the Board a proposal to remove an existing porch on the front elevation and reconstruct it at 227 Pennswood Road, Class 2, Bryn Mawr, 2013-R-2.

    On January 28, 2013 the Historical Commission recommended approval subject to the following: a structural frame shall be added around the lattice below the deck and plinth bases shall be added to the bottoms of each post. The applicant shall provide the dimensions and materials for the construction of these items to staff for review.

    PUBLIC COMMENT

  23. CERTIFICATES OF APPROPRIATENESS

    1. Consider for recommendation to the Board a Certificate of Appropriateness at 431 Berkley Road, Haverford, Haverford Station Historic District, private residence, to construct a one-story rear addition and replace the existing windows with vinyl simulated divided light windows.

    2. On Tuesday, February 5, 2013 HARB recommended approval of the addition as submitted subject to the following conditions:

      • The applicant was encouraged to repair the existing wood windows and install storm windows which would not require HARB review.
      • If the applicant chooses to replace the windows, the replacement windows shall have exterior muntins in the same configuration with aluminum clad windows at the front elevation and bay window at the side elevation and the option of aluminum clad or the proposed vinyl window at all other locations noting the limited visibility of the remaining window openings from the street.

      PUBLIC COMMENT

    3. Consider for recommendation to the Board a Certificate of Appropriateness at 18 W Lancaster Avenue, Ardmore, Ardmore Historic District, to remove the existing awning and frame and install a set of internally illuminated channel letters mounted on a raceway.

    4. On Tuesday, February 5, 2013 HARB recommended approval subject to the following conditions:

      • The portion of the sign that states “& Drinks” shall be removed to comply with zoning requirements.
      • The raceway shall be painted to match the adjacent wall surface.
      • There shall be no surface-mounted conduit.

      PUBLIC COMMENT

    5. Consider for recommendation to the Board a Certificate of Appropriateness at 14 W Lancaster Avenue, Ardmore, Ardmore Historic District, to install plywood channel letters and logo in an existing wood trimmed recessed lighted box above the entrance way.

      On Tuesday, February 5, 2013 HARB recommended approval provided the sign complies with all zoning requirements.

      PUBLIC COMMENT 

    6. Consider for recommendation to the Board a Certificate of Appropriateness at 35 Cricket Avenue, Ardmore, Ardmore Historic District, to install copper panels and wood plank siding to the façade, install a projecting sign and a channel letter wall sign and light fixtures.

      On Tuesday, February 5, 2013 HARB recommended approval provided the applicant submits additional information to a committee including specific materials and detailed, dimensioned drawings of the proposed façade improvements for review and a recommendation for approval in advance of the Board of Commissioner’s meeting on February 20, 2013.

      PUBLIC COMMENT

  24. 2013 SPECIAL EVENTS ON CRICKET AVENUE

  25. Consider a request from the Ardmore Initiative and Cricket Avenue businesses to host certain spring and fall events and also consider a waiver for each on the sale/use of alcoholic beverages such as beer.
    (Exhibit E)

    PUBLIC COMMENT

  26. AUTHORIZATION TO SUPPORT PARTICIPATION IN THE ROOFTOP CHALLENGE II GRANT

  27. Consider for recommendation a request by PennFuture to participate in the Rooftop Challenge II grant program. Participation in the program would provide technical assistance to the Township in drafting a solar ordinance. Staff time would be required for participation but there is no cash match needed.
    (Exhibit F)

    PUBLIC COMMENT

  28. ARDMORE SPECIAL DEVELOPMENT DISTRICT ORDINANCE AMENDMENT

  29. 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 March 20, 2013 to amend the Code of the Township of Lower Merion, entitled Zoning, Chapter 155, Article XXVIIA, Section 87.3 to amend the Ardmore Special Development District–2 to permit subsidized apartment housing for the elderly and to establish regulations for subsidized apartment housing for the elderly.
    (Exhibit G)

    PUBLIC COMMENT

  30. COMPREHENSIVE PLAN

  31. Consider for recommendation to the Board authorizing the Township Manager to enter into a three year contract with Montgomery County for consulting services provided by the Montgomery County Planning Commission for the commercial land use element of the Township’s Comprehensive Plan update. The three year contract will include year one expenses totaling $50,000, and year two and three expenses totaling $25,000 each year.
    (Exhibit H)

    PUBLIC COMMENT

  32. REAPPOINTMENT TO THE ZONING HEARING BOARD

  33. Consider reappointing Kenneth L. Brier to another three year term on the Zoning Hearing Board, such term to expire 2/2016.

    PUBLIC COMMENT

  34. UPCOMING ADVISORY BOARD MEMBER TERM EXPIRATIONS

    • 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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