| | | | | | | | | TOWNSHIP OF LOWER MERION
BUILDING AND PLANNING COMMITTEE | Thursday, October 13, 2016 7:00 PM (Approximately) |
Chairperson: | Elizabeth Rogan, Philip S. Rosenzweig (Co-Chairs)
| Vice Chairperson: | Joshua L. Grimes, George T. Manos
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FINAL AGENDA | | | | | |
| | | | | | | | | 1. | AMENDMENT TO FUNDING AGREEMENT - Ardmore Transit Center Project | | | | | | | | Consider for recommendation to the Board of Commissioners approval of the Seventh Amendment to the Funding Agreement between SEPTA and Lower Merion Township for the Ardmore Transit Center project which terminates the Township’s responsibilities to design and manage the construction of the new Ardmore Station for which SEPTA and PennDOT have assumed responsibility. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 2. | EASEMENTS & EXTENSION OF PARKING LOT LEASE - The Cricket, 47-65 Cricket Avenue, Ardmore | | | | | | | | Consider for recommendation to the Board of Commissioners granting access and stormwater management easements on Trolley Way for The Cricket development located at 47-65 Cricket Avenue, Ardmore plus extending the Township's temporary parking lot lease for 47-55 Cricket Avenue to January 1, 2018. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 3. | 2016 CRICKET CRINGLE EVENT ON CRICKET AVENUE AND MUNICIPAL LOT 24 | | | | | | | | Consider for recommendation to the Board of Commissioners a request from pucciManuli and the Ardmore Food Pantry to host a Cricket Cringle event in December and consider a waiver request on the sale and outdoor consumption of alcoholic beverages. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 4. | ESCROW RELEASES | | | | | | | | Consider for recommendation to the Board of Commissioners approval of the release of funds held in escrow as Improvement Guarantees in accordance with Section 135-5 of the Township Code for the following:
600 Righters Ferry Road
Righters Ferry Associates
Escrow Release no. 18 $154,491
100 Lancaster Avenue
Lankenau Hospital
Escrow Release no. 8, Final $414,033.00 | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 5. | AMENDMENT TO A CONDITION OF APPROVAL - 146-156 Cricket Avenue & 15 W. Spring Avenue, Ardmore, LD# 3745, Ward 4 | | | | | | | | Consider for recommendation to the Board of Commissioners amending the following condition to exclude the requirement that all building plans be submitted prior to obtaining a permit to demolish the existing residences:
The applicant shall agree to not demolish the buildings prior to recording the Final Plan or submission of plans for building permits, whichever is later. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 6. | CONDITIONAL USE APPLICATION - 6 Lancaster Avenue, Wynnewood, Palmer Apartments, 3768C, Ward 7 | | | | | | | | Expiration Date - 10/21/2016................................................Zoning - R2
Applicant: Kenneth E. Aaron, Esquire, Weir & Partners, LLP
Property Owner: CI6E Lancaster Avenue Associates LP
Applicant's Representative: Kenneth E. Aaron, Esquire, Weir & Partners, LLP
Consider for recommendation to the Board of Commissioners a conditional use application for the following associated with the construction of a new building containing 22 apartment units over a level of at grade parking at 6 Lancaster Avenue, The Palmer Apartments, Wynnewood:
- Zoning Code Section 155-95.1, to hold 64 parking spaces in reserve.
- Zoning Code Section 155-144, to develop the property to the R-7 zoning district rather than the Open Space Preservation District (OSPD).
| | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 7. | TENTATIVE SKETCH PLAN - 6 Lancaster Avenue, The Palmer Apartments, Wynnewood, Ward 7, LD# 3768 | | | | | | | | Expiration Date - 10/31/2016................................................Zoning - R2
Applicant: Kenneth E. Aaron, Esquire, Weir & Partners, LLP
Property Owner: CI6E Lancaster Avenue Associates LP
Applicant's Representative: Kenneth E. Aaron, Esquire, Weir & Partners, LLP
Consider for recommendation to the Board of Commissioners a Tentative Sketch Plan prepared by Momenee & Associates, Inc., dated January 21, 2016, last revised June 17, 2016 showing the construction of a new building containing 22 apartment units over a level of at grade parking. The following conditions shall be complied with on the Preliminary Plan. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 8. | PRELIMINARY SUBDIVISION PLAN - 306 Bala Avenue, Bala Cynwyd, Ward 13, SD# 3759 | | | | | | | | Expiration Date - 10/31/2016................................................Zoning - R3
Applicant: Mark Rayer, Rayer Builders
Property Owner: Unevangelized Field Missions Inc.
Applicant's Representative: Jim Buckler, Esquire, Tollen & Buckler
Consider for recommendation to the Board of Commissioners a Preliminary Subdivision Plan prepared by Yohn Engineering, LLC dated July 11, 2016, last revised September 23, 2016 showing the preservation of the existing manor house and pool, demolition of six existing structures, subdivision of the existing three-acre lot into eight new lots and the construction of seven new single family dwellings with shared driveways; three homes fronting on Bala Avenue and four homes fronting on Cynwyd Road. The following conditions shall be complied with on the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 9. | TENTATIVE SKETCH PLAN - 100 Lancaster Avenue, Lankenau Hospital, LD# 3773, Ward 7 | | | | | | | | Expiration Date - 11/29/2016................................................Zoning - MCD
Applicant: Denise Yarnoff, Esquire, Riley, Riper Hollin & Colagreco
Property Owner: Main Line Hospitals Inc. & Lankenau Hospital
Applicant's Representative: Denise Yarnoff, Esquire, Riley, Riper Hollin & Colagreco
Consider for recommendation to the Board of Commissioners a Tentative Sketch Plan prepared by Chester Valley Engineers, Inc. dated August 1, 2016, last revised September 23, 2016, showing the renovation of the existing emergency room, construction of a one-story addition with a 34,710 s.f. footprint onto the existing emergency room, construction of a parking deck over the existing surface parking lot containing 97 parking spaces, installation of a stormwater management facility and a partial green roof on a portion of the building addition. The following conditions shall be complied with on the Preliminary Plan. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 10. | PRELIMINARY LAND DEVELOPMENT PLAN - 223 N. Highland Avenue, Merion, Kohelet Yeshiva High School, LD# 3767, Ward 12 | | | | | | | | Expiration Date – 10/31/2016…...…...................Zoning – R1/HROD
Applicant: Holly Cohen, Kohelet Foundation
Property Owner: Kohelet Yeshiva High School & Kohelet Foundation
Applicant's Representative: Fred B. Fromhold, Fromhold Jaffe & Adams
Consider for recommendation to the Board of Commissioners a Preliminary Land Development Plan prepared by Momenee & Associates, Inc., dated February 12, 2016, last revised September 23, 2016 showing the demolition of the existing home at 284 Melrose Avenue, consolidation of the three parcels into one parcel, construction of a two-story addition with an 11,602 s.f. footprint adjacent to the existing gymnasium, construction of a two-story addition with a 1,693 s.f. footprint onto the existing classroom building, shifting the existing entrance drive off of N. Highland Avenue 20 feet to the east, the addition of 19 new parking spaces and the construction of a playing field on the former 280 and 284 Melrose Avenue properties. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 11. | EXTENSION - 39-41 E. Montgomery Ave. & 108 Glen Road, Ward 5, SD#3765 | | | | | | | | Consider for recommendation to the Board of Commissioners a request to waive the 12 month time frame within which a Preliminary Plan must be submitted for the previously approved Tentative Sketch Plan for 39-41 E. Montgomery Ave. & 108 Glen Road, Ward 5, SD# 3765. The applicant requests a 12 month extension to submit the Preliminary Plan which would expire on May 18, 2018. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 12. | RESOLUTION FOR SMALL FLOW TREATMENT FACILITY - 1301 Woodmont Road, Gladwyne | | | | | | | | Consider for recommendation to the Board of Commissioners a resolution to amend the Township’s Official Act 537 Sewage Facilities Plan to permit the installation of a small flow treatment facility at 1301 Woodmont Road, Gladwyne. All administrative requirements of the DEP Planning Module require a resolution to be adopted authorizing revisions to the Township’s Official Act 537 Sewage Facilities Plan. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 13. | REAPPOINTMENT TO THE UNIFORM CONSTRUCTION CODE APPEALS BOARD | | | | | | | | Consider for recommendation to the Board of Commissioners reappointing Jeffrey Snyder to a third five year term on the UCC Appeals Board with such term to expire October 2021. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 14. | CERTIFICATE OF APPROPRIATENESS - 920 Youngsford Road, Gladwyne, Gladwyne Montessori School | | | | | | | | Consider for recommendation to the Board of Commissioners a Certificate of Appropriateness to install two fabric awnings over the side entrances of the historic school building. One awning is above the entrance to the basement/ground floor level kindergarten and the other will be over the main school entrance directly above it. Each fabric awning would be laced to welded aluminum tubing, which would be anchored to existing masonry.
| | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 15. | CERTIFICATE OF APPROPRIATENESS - 537 Old Lancaster Road, Haverford, Haverford Station Historic District | | | | | | | | Consider for recommendation to the Board of Commissioners a Certificate of Appropriateness to replace an existing vinyl-clad wood frame window with a composite window, and resurface a rebuilt enclosed former rear porch (formerly stucco) with board-and-batten siding. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 16. | TABLED - CERTIFICATE OF APPROPRIATENESS - 428 West Montgomery Avenue, Haverford, Haverford Station. | | | | | | | | Consider for recommendation to the Board of Commissioners a Certificate of Appropriateness to install an exterior kitchen exhaust vent for this second story unit, creating a rectangular opening in the stone façade. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 17. | HISTORICAL COMMISSION - 435 Spring Mill Road, Villanova, Class 2, 2016-R-23 | | | | | | | | Consider for recommendation to the Board of Commissioners a proposal to expand an existing Florida room, including a larger second floor with a new shed roof with details to match existing.
On Monday, September 26, 2016 the Historical Commission recommended approval of the Florida room modification as well as the dormer modification above it as shown on the drawings to be re-submitted, with notes indicating windows and cut-sheets, cut-sheet information for sliding doors and fixed panels, and details for the railing system above.
| | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 18. | HISTORICAL COMMISSION - 75 W. Levering Mill Road, Bala Cynwyd, Class 2, 2016-R-24 | | | | | | | | Consider for recommendation to the Board of Commissioners the renovation and expansion of a residence located at 75 W. Levering Mill Road, Bala Cynwyd to reconfigure and enlarge later additions.
On Monday, September 26, 2016 the Historical Commission recommended approval of the renovation as submitted, with the following qualifications:
- That fenestration pattern, porch column and pilaster sizing (on all elevations), and detailing of the width of the added front porch be reviewed by staff, as agreed to by the applicant;
- That changes be made to the two front doors as shown (from four panel to six panel), as agreed to by the applicant;
- That modification be made to the style of the garage doors to a more appropriate light over cross-brace or beaded board, as agreed to by the applicant.
- Window details, especially in the original historic resource, will be reviewed with the applicant on site, with a committee of the Commission to include a minimum of three members with the addition of Township staff.
The following Historical Commission recommendations are included as part of the record in this application, but will not be included on the final Board of Commissioners agenda:
The Commission recognizes that the applicant is inheriting a later addition to the historic resource, which is being modified as part of this project, and would recommend (but not require) the following modifications to the existing non-historic addition:
- The removal of the shallow front hip, half-circle window, and side stair tower;
- The Commission would strongly urge the applicant to over-frame the secondary front façade addition roof with a gable roof running parallel to the street, mimicking the roof of the existing historic resource, which would not only be more sympathetic but would hide a portion of the stair tower (which is proposed to remain).
The Commission would further encourage (but not require) the applicant to add a simple four-light window adjacent to the door on the side elevation to break up the expanses of board-and-batten wall. | | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 19. | HISTORICAL COMMISSION - 101 Linwood Avenue, Ardmore, Class 2, 2016-R-26 | | | | | | | | Consider for recommendation to the Board of Commissioners a proposal to install a four (4) foot high cedar fence to be installed toward the rear of the property along East Athens Avenue. The fence would extend from the east property line to a stone driveway gatepost at 101 Linwood Avenue, Ardmore, Class 2.
On Monday, September 26, 2016 the Historical Commission recommended approval of a four-foot section of fence set at a line behind the existing large caliper tree by the driveway, with staff to make a site visit and agree with the applicant on a line for that fence from the sidewalk. Should the applicant and staff not come to an agreement, the applicant is free to return to the Commission to re-review the application with additional information.
The Commission also recommended approval of an existing rear and side yard fence, perpendicular to the one being proposed, which tapers from six feet to four feet towards East Athens Avenue.
| | | | | | a | | | PUBLIC COMMENT | | | | | | a | | 20. | LANDSCAPE MAINTENANCE GUARANTEE - Time Permitting | | | | | | | | Consider for recommendation to the Board of Commissioners an ordinance to amend the Code of the Township of Lower Merion, Chapter 101, Natural Features Conservation, §101-11, Site Maintenance and Guaranty, to provide that landscape improvements required for commercial and/or multi-family developments must be perpetually maintained and guaranteed by a covenant running with the land; to provide that landscape improvements required for all other projects must be guaranteed for a period of eighteen months; to provide for inspection of landscape improvements by the Township Arborist; and to provide minimum fines and penalties for the failure to replace landscape materials that are determined not to be in healthy and sound condition. | | | | | | a | | | PUBLIC COMMENT | | | | | | a |
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