SECOND STAGE PLAN
633 Broadacres Road, Penn Valley, SD# 2917SS, Ward 1.
Expiration Date – N/A .................................... Zoning – R 2
Applicant – Fred Abrams, Renaissance Builders
Property Owner – Fred Abrams, Renaissance Builders
Applicant’s Representative – Fred B. Fromhold, Esquire, Fromhold, Jaffe & Adams
Consider a Second Stage Plan prepared by Momenee & Associates, Inc., dated April 3, 2008, last revised April 14, 2008, showing the construction of a new single-family dwelling, common driveway and a stormwater management system to be shared with the property at 633 Broadacres Road. The following conditions shall be complied with prior to issuance of permits by means of plan revision, completion or financial guarantee, unless specifically exempted. On May 12, 2008, the Planning Commission recommended approval subject to the following conditions:
Site Layout:
1. The proposed house shall be shifted a minimum of 40 feet to the southwest into the existing clearing for the purpose of ensuring that trees that abut the bottom of the building are preserved as determined by the Township Arborist.
Lighting:
2. A lighting plan, including illuminance patterns shall be submitted and approved prior to the issuance of the electrical permit. Lighting shall be designed to shield the source of illumination and to prevent glare on adjacent properties.
Easements:
3. A cross over access easement between 627, 629, 631, and 633 Broadacres Road for the common driveway shall be shown with metes and bounds. The Township Solicitor shall approve the easement language. The easement shall be recorded prior to issuance of any permits.
Stormwater Management:
4. As the property is located within the Lower Merion Act 167 Drainage Area Release Rate District, the two (2) year post development peak rate of runoff shall be controlled to the one (1) year pre-development peak rate of runoff.
5. The steep graded slopes for the temporary basin shall be noted to be stabilized with jute netting and seed. The area shall be clearly delineated on the Erosion and Sediment Control Plan.
6. The runoff crossing to the adjacent properties during the construction phase of the project shall be managed so that the water quality/quantity does not adversely impact the adjacent properties. Stoned construction staging areas, stone-stabilized common driveway and inlets/piping shall be provided in order to ensure acceptable conditions during the construction phase.
7. Yard drain No. 1 shall be modified to a Type M inlet. Sump box No. 2 shall be modified to a 2’ x 2’ inlet. The grade shall be adjusted around each to provide a wide area of runoff collection in a sump condition. Spot elevations shall be added to clarify the grading.
8. An additional 2’ x 2’ inlet shall be added to the length of roof rainwater collection piping at the rear of the structure in order to provide reserve capacity for runoff not fully captured by the gutter system. The inlet shall be shifted away from the structure and graded to maximize the area of runoff collected.
9. The diameter of pipe runs between yard drain No. 1, the additional requested inlet, sump box No. 2 and the stormwater management system shall be increased to ten (10”) inches in order to provide increased capacity for the conveyance system. A minimum slope of two (2%) percent shall be provided.
10. The maximum allocation for impervious surface shall be included in the calculations.
11. The value for the 100-year storm used in the hydraulic calculations shall be increased from 7.2” to 8.4” in order to comply with the current Code requirements.
12. All inlets in non-paved areas (with exception of existing inlets) shall be shown to be graded in a twelve (12”) inch sump condition in order to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading. The existing inlet near the northern property line shall be constructed with a sump of two (2’) feet.
13. The analyzed time of concentration for the developed and during construction analysis shall not be greater than the pre-developed condition in order to provide a conservative design.
14. The swale shall be shown in the cross section detail for the retaining wall to be installed near the northwest property line. Rip-rap shall be shown to be installed within the swale to prevent erosion. The capacity of the swale with the size and slope shown shall be clearly documented in the calculations. The swale and rip-rap shall be adjusted based on the calculations.
15. The “silt rock” indicated for use in constructing the temporary berm downgrade of the structure shall be noted to be constructed as a conventional earthen berm and adequately stabilized. The location of the berm shall minimize impacts to trees while adequately conveying the runoff into the stormwater facilities.
16. The emergency spillway shall be designed with adequate erosion protection for the crest and downgrade slopes. Calculations shall be submitted that qualify the design.
Landscaping:
17. A Landscape Plan complying with Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and approved by the Township Arborist prior to issuance of any permits.
18. Wooded lot calculations shall be approved by the Township Arborist. The size, location, species, and number of required compensatory trees shall be provided on the Landscape Plan.
19. The applicant shall remove the two dead 24-inch ash trees on the property.
20. The applicant shall remove vines from existing trees which shall be identified on the landscape plan.
Utilities:
21. The applicant shall notify the Public Works Department prior to removal of the trees along the northeastern property line.
22. The location of the proposed electric utility service shall be provided. Separate water service lines shall be shown.
23. An indemnification agreement shall be entered into with the Township for any improvement that is located within the sanitary sewer easement. The water service line crossing shall be adequately protected against contamination. Adequate separation shall be documented between the proposed stormwater conveyance lines and the existing sanitary sewer mains.
Construction Details:
24. The detail of the retaining wall shall be revised. Top and bottom of wall elevations and spot elevations at points along the swale above the wall shall also be clearly shown. Calculations shall be provided for wall heights exceeding four (4’) feet.
25. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.
26. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District if required, prior to issuance of any permit.
27. Super silt fence shall be used in place of the silt fence proposed. Silt fence calculations shall be submitted that qualify the design and location shown on the plan.
Standard Plan Items:
28. The net lot area shall be provided on the plans.
Standard Conditions of Approval:
29. Revisions to the plan shall address the Township Engineer’s April 22, 2007 review letter.
30. A copy of any revised plans shall be submitted with the changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission.
31. New 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).
32. 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.
33. 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.
34. 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:
1. A waiver of Natural Features Code Section 101-5C(2), to disturb slopes exceeding 25% as needed for the installation of the stormwater management system as determined by the Township Engineer.
PUBLIC COMMENT
PRELIMINARY LAND DEVELOPMENT PLAN
505 Mary Waters Ford Road, Croyle Property, Bala Cynwyd, LD# 3570, Ward 3.
Expiration Date – 6/30/08 ..................................... Zoning – R A
Applicant – Scott Shafer, Business Manager, Lower Merion School District
Property Owner – Lower Merion Township
Applicant’s Representative – Fred B. Fromhold, Esquire, Fromhold, Jaffe and Adams
Consider a Preliminary Land Development Plan prepared by Barry Isett & Associates, Inc. dated February 15, 2008, last revised April 18, 2006, showing the construction of a parking lot with 25 bus parking spaces, 33 employee parking spaces and a drivers’ lounge. 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 May 5, 2008 the Planning Commission recommended approval subject to the following conditions:
Bus Storage Lot Operations:
1. All driver activity, with the exception of required daily bus inspections and other activities related to bus operations, shall occur within the driver’s lounge.
Landscaping, Lighting & Architectural Design:
2. The applicant shall present architectural plans and perimeter fencing details for staff review and approval.
3. A revised landscaping plan complying with Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and shall be approved by Township staff prior to recording the Final Plan.
4. All planted islands shall be at least 100 square feet.
5. Wooded lot calculations shall be provided on the plans. The total number of trees removed for the proposed construction shall be clearly indicated.
6. The applicant shall provide additional Holly trees and other plant material as directed by Planning staff around the edge of the parking lot and further up the hill in order to maximize the screening of the school buses from adjacent residential properties in all seasons consistent with the applicable sections of the Natural Features Code.
7. The size and species of trees on the property within twenty-five (25) feet of disturbance shall be clearly included on the grading plan.
8. Trees within fifty (50’) feet of any construction activity or proposed landscaping shall be de-vined. The applicant shall conduct annual vine maintenance or as directed by Township staff.
9. All woody vegetation to be retained within twenty-five (25’) feet of a building site or disturbed area shall be protected from equipment damage by fencing placed at the driplines. Accurate location of the driplines of trees within twenty-five (25’) feet of site disturbance shall be provided. The detail shall be revised on the plans to comply with Township standards. The Township Arborist shall approve the location of the tree protection fence shown on the plan.
10. 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 and the Schuylkill Expressway. 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 spillage. The Director of Building and Planning shall approve the lighting plan prior to the issuance of any permits.
11. There shall be a minimum of 50% reduction of power to all exterior lighting no later than 10:00 pm.
12. All lighting shall comply with the requirements of the current version of the Energy Code, which is one part of the Uniform Construction Code.
Stormwater Management:
13. As the property is located within the Lower Merion Act 167 Drainage Area Release Rate District, the five (5) year frequency storm shall be controlled to the lesser of either the two (2) year pre-development rate or the percentage of the pre-development rate as listed in Appendix B for the particular sub-watershed district. For the ten (10) and twenty-five (25) year storm, the post-development rate shall be controlled to seventy (70%) percent of the respective pre-development rate. The fifty (50) and one-hundred (100) year storms only need to be controlled to the peak discharges which occurred prior to development in the respective storm frequencies.
14. The calculations shall be adjusted to account for Type “B” soils for the applicable area, rather than Type “C” soils as manor soil (MhE2) composes a large area of the developed portion and the hydrological classification for this soil is Type “B”.
15. Discharge from the stormwater basin shall be converted from a concentrated flow to a sheet flow. Calculations shall be submitted qualifying the designs shown.
16. Soil permeability tests shall be performed in a location and to a depth adequate to demonstrate the functioning of the system. The depth does not appear adequate to document compliance. Additional tests shall be performed in the location of the proposed seepage bed. The location of the percolation tests shall be indicated on the development plans.
17. A description of how the permanent stormwater control facility will be operated and maintained shall be submitted by the design engineer. The frequency of inspection shall be listed on the plan. 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.
18. The maintenance requirements of the erosion control provisions shall be modified to add the requirement for routine end-of-day checks and checks following storms during the construction to ensure the measures are working properly.
19. Drainage area maps for any during-construction analysis shall be provided with the calculations for verification of data used in the qualifications.
20. A note shall be added to the area of headwall HW-6 requesting that additional grading shall be performed as required or as directed by the Township Engineer in order to improve the efficiency of collection of runoff into the by-pass system.
21. The pipe between the structures I-10, I-9 and the outlet structure OS-8 shall be increased in slope to a minimum of one (1%) percent in order to provide added capacity.
22. All inlets in non-paved areas shall be shown to be graded in a minimum twelve (12”) inch sump condition in order to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading.
23. The time of concentration paths shall be shown on the drainage area maps for all sub-watershed areas.
24. The overall dimensions of the seepage bed shall be clearly indicated on the plan views and in the construction details. The dimensions indicated shall match the size analyzed in the final calculations.
25. The plans and cross section of the seepage bed on the utility plan shall be consistent and match the final design dimensions.
26. The data in the “Hydraflow” storm sewer capacity analysis in the stormwater calculations shall be revised to match the pipe slope and lengths shown in the development plans.
27. Area “A” on the post development drainage area plan shall be re-labeled as generating “by-pass” runoff.
28. The frame and cover elevation listed on the detail for outlet structure No.8 shall be revised to 58.05’ to match the plan view.
29. The eighteen (18”) inch pipe from inlet no. I-9 shall be shown in the section detail for the outlet structure.
30. The capacity of the eighteen (18”) inch pipe from inlet I-9 to the outlet structure shall be analyzed with tailwater effects from the back up of the stormwater facility. Elevations for the invert of the pipe entering the outlet structure and the distribution pipe for the seepage bed shall be corrected. The basin outlet/piping configurations shall be re-configured or the analysis shall be adjusted to account for uncontrolled areas.
31. Spot elevations and revised contours shall be shown around inlet I-9 to ensure that water will not overflow the sump area prior to the basin volume filling to capacity. An elevation of 56.50’ or greater shall be provided.
Traffic and Circulation:
32. The applicant shall be responsible for clearing and keeping clear the low-lying area opposite the site driveway to provide adequate sight distance for vehicles turning left into the site.
33. As the existing guide rail is indicated to be removed, adequate treatment of the cartway edge in the vicinity of the new drive shall be performed to the satisfaction of the Township Engineer. Details for any required guide rail shall be provided.
34. The Traffic Safety Unit of the Lower Merion Police Department shall approve the final driveway configuration/location.
35. The radius of the access driveway shall be increased for vehicles making a right turn from Mary Waters Ford Road so that it is not necessary to cross onto the path of vehicles exiting the driveway.
36. The actual sight distance for each approach for all intersections analyzed in the roadway geometry and safety report shall be evaluated and clearly documented in the study.
37. The center line pavement marking at the intersection of Mary Waters Ford Road and Ashland Avenue shall be shifted to provide additional lane width for vehicles turning onto Ashland Avenue. The dimensions of the final lane widths shall be determined by the Township Engineer following consultation with the Public Works Department and the Traffic Safety Unit. The applicant shall pay all cost for the lane pavement marking revisions required.
38. Adequate means of control shall be provided so that the Township access driveways can be secured. The method and location shall be approved by the Public Works Director. Adequate signage shall also be provided. The location of the signage and access control shall be shown on the plans and details provided prior to issuance of any permits.
Utilities:
39. The design of the grinder pump system shall be submitted. Adequate wet well capacity shall be provided. Thrust blocks shall be designed at all changes of direction. Separate approvals and connection fees shall be required. Permits shall be obtained from the Public Works Department.
40. The location of the proposed electric utility services shall be clearly provided to the main. The locations shall minimize impacts to trees to remain.
Construction Details:
41. Additional detail is required in the sequence of construction activities. Installation of any temporary basin and the roof collection 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 seepage bed and piping.
42. An NPDES Permit shall be obtained from the Montgomery County Soil Conservation District prior to issuance of any permit.
43. A fill material soil stockpile location shall be provided.
44. The construction entrance detail shall be modified to indicate placement of the AASHTO No. 1 stone starting five (5’) feet from the cartway of Mary Waters Ford Road. Crushed stone shall be shown in the area between the start of the entrance and the cartway.
45. The bituminous pavement detail shall be revised to provide a minimum five (5”) inch BCBC section in accordance with Township standards.
46. The design of the access ramp, handrails, and balusters shall comply with the International Building Code. Separate approval and permits shall be obtained.
Standard Plan Items:
47. The amount of building area and impervious surface shall be listed on the plans in square feet.
48. The limits of disturbance shall be clearly delineated on the plan in square feet. Areas A and B shall be separately itemized.
49. The flood plain line shall be shown to represent the official limits. No grading shall be shown within the Flood Plain.
50. The delineation of the soil types shall be revised to agree with the Montgomery County Soil Survey.
51. The error of closure shall be provided for each lot and shall not be greater than 1:5,000.
52. Concrete road control monuments shall be shown to be installed at the right-of-way at the intersection of each property line and at all changes in direction.
53. The width of the driveway at the cartway of Mary Waters Ford Road shall be dimensioned on the plan.
54. The overall length of the paved parking area shall be dimensioned on the plan. The dimensions of the lounge shall be indicated on the plan.
55. The mean grade of the proposed structure shall be calculated and shown on the plan. The architectural plans shall be coordinated with and must comply with the grading proposed with this application.
Standard Conditions of Approval:
56. 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.
57. Revisions to the plan shall address the Township Engineer’s April 25, 2008 review letter.
58. The Final Plan, complying with all applicable requirements, shall be filed with the Department of Building and Planning within twelve (12) months from the date of approval by the Board of Commissioners.
59. 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.
60. 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.
61. 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 waivers:
1. A partial waiver of Natural Features Code Section 101-10A, to provide shrubs rather than trees in the planted islands.
2. A waiver of Natural Features Code 101-5B(2), Conservation of woodlands and other vegetation.
3. A partial waiver of Stormwater Management Code Section 121-4A(1), to not install a temporary basin during the construction phase of the project.
PUBLIC COMMENT
TENTATIVE SKETCH PLAN
106 Cricket Avenue, Ardmore, SD# 3601, Ward 4.
Expiration Date – 6/30/2008 ............................... Zoning – ASDD-2
Applicant – Mark Weiss, Cricket Avenue Development Partners, LLC
Property Owner – C. Wallace & Marie Stuard
Applicant’s Representative – George W. Broseman, Esquire, Kaplin Stewart
Consider for approval a Tentative Sketch Plan prepared by Momenee & Associates, Inc. dated October 29, 2007, last revised April 15, 2008 showing the construction of an 18,288 square foot, five-story apartment building with 36 market-rate units and 34 affordable units for moderate-income families. The project includes a stormwater management system and parking for 71 vehicles with 70 underground parking spaces and 1 on-street parking space. The following conditions shall be complied with on the Preliminary Plan. On May 5, 2008 the Planning Commission recommended approval subject to the following conditions:
Moderate-Income Housing:
1. The applicant shall use the HUD income standards for the minimum 30% moderate income units based on 81-95% of the Regional Median Income Figures as provided by HUD to the Building and Planning Department’s Community Development Division, to determine the price of the units. Monthly rent figures shall be no more than 30% of the tenant’s monthly income and shall include utilities.
2. Each unit shall be constructed in a manner which ensures equality of building materials and finishes throughout the building.
3. The applicant shall submit an annual report to the Planning Division which demonstrates that the building is in compliance with the affordability requirements. The report shall provide information on the number of affordable units and the incomes of the tenants occupying all of the affordable units within the building. The Township reserves the right to request documentation of tenants’ income and rent at any time. These documents shall be maintained for a minimum of three years. The property owner shall hire a management company to perform these duties.
4. The applicant shall provide contact information for the Planning Division to all tenants of the affordable units.
5. A property maintenance person shall reside on-site as required by the Township’s Property Maintenance Code as long as the building remains as a rental building.
6. The building shall comply with the occupancy limits as described in the Property Maintenance Code adopted by the Township.
7. The applicant shall consider utilizing the extra on-street parking space or another parking space in the vicinity of the property for a car-sharing program such as Philly CarShare or another comparable car share company.
Traffic and Circulation:
8. A traffic study shall be submitted with the Preliminary Plans which fully evaluate the proposed driveway access to Cricket Avenue. The level of service shall be evaluated. The effect on adjacent driveways shall be fully considered and evaluated. The developer shall contact the Township Engineer’s Office to determine the intersections that will be requested to be evaluated with regard to traffic impact from the proposed development.
9. The applicant shall investigate ways to incorporate traffic calming along Cricket Avenue.
10. The sight distance for the final location of the new driveway shall meet the desirable sight distance as specified by PennDOT or be approved by the Traffic Safety Unit of the Lower Merion Police Department. Additional design protection shall be provided for pedestrians crossing the proposed driveway via the public sidewalk and those entering onto the driveway from the doorways indicated on the plan. The Traffic Safety Unit of the Lower Merion Police Department shall approve the final driveway configuration.
11. Street trees shall be located so as to not interfere with the functioning of the driveway.
12. Maneuverability of cars within the garage shall be fully evaluated with the Preliminary Plan.
13. A pavement marking plan shall be submitted with the Preliminary Plan. Centerline markings for the access driveway and at critical sections of the parking garage shall be shown. Stop bars and signs shall be indicated on the plan.
14. The limits of additional existing on-street parking spaces and meters shall be shown on the plan on the north side of the proposed driveway. The separation of all spaces to the proposed driveway shall be dimensioned on the Preliminary Plan and shall be approved by the Traffic Safety Division.
15. Maneuverability for the trash pick-up shall be fully evaluated with the Preliminary Plans. The applicant shall clarify how the two trash areas work together and how trash will be removed without blocking traffic on Cricket Avenue.
16. If the trash holding area is to remain in the proposed location, the applicant shall revise the doors to be either a single sliding door or doors which open into the trash holding area.
17. The applicant shall clarify how they will comply with the Township’s recycling requirements.
Stormwater Management:
18. The applicant shall explore the potential for capturing stormwater runoff from the roof of the building through green roof technology in order to minimize the size of the proposed underground stormwater management system.
19. At a minimum, the increased volume of stormwater generated by the proposed development for the twenty-five (25) year storm shall be recharged if feasible as determined by the Township Engineer. As required by the Township Code, meadow cover condition shall be used as the base line for determining the volume if feasible as determined by the Township Engineer. The Cn number for the pre-development conditions on the site shall be considered as meadow for all rate and volume control analysis if feasible as determined by the Township Engineer.
20. 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 Plans.
21. In addition to the twenty-five (25) year recharge requirement, the calculations shall demonstrate the Rev infiltration volume requirements have been met for all impervious surface shown on the site. This shall be fully evaluated with the Preliminary Plans.
22. Field tests such as double ring infiltrometer or hydraulic conductivity tests shall be performed at the level of the soil infiltration in order to demonstrate adequate design parameters. Complete test reports shall be submitted. The location of each test shall be indicated on the plan. This shall be submitted with the Preliminary Plans.
23. A minimum depth of twenty-four (24”) inches between the bottom of the proposed seepage bed and the limiting zone shall be demonstrated. Soil tests shall be submitted with the Preliminary Plan as required to demonstrate compliance.
24. The seepage bed shall be demonstrated to empty the Rev volume within four (4) days. Calculations demonstrating this shall be submitted with the Preliminary Plans. If the minimum Rev volume cannot be recharged, a waiver of this Code section shall be obtained.
25. The water quality volume (WQv) shall be calculated and demonstrated to be sufficient for the design. This shall be fully evaluated with the Preliminary Plan submission.
Architecture:
26. Proposed elevations shall be submitted with the Preliminary Plan application. Elevations shall comply with the architectural design standards in the MUST overlay district.
27. The applicant shall explore the creation of landscaped areas on the roof of the building in order to provide additional outdoor living space for the tenants and stormwater retention areas through green roof technology. If installed, the outdoor living areas shall be located on the northeast side of the building and the stormwater retention areas shall be located on the southwest side of the building.
28. The applicant shall consider breaking up all sides of the building every 40 feet with a three to five foot offset and shall consider stepping back the upper floors.
Buffering & Landscaping:
29. The applicant shall consider installing plantings or a low fence to provide a separation between the proposed site driveway and the adjacent property at 102 Cricket Avenue.
30. A Landscape Plan complying with Natural Features Code Sections 101-9, 101-5B and Zoning Code Section 155-167.7 shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.
31. The wooded lot calculations shall be approved by the Township Arborist. The total number of trees impacted by the proposed construction shall be verified.
32. The proposed plantings on the green roof portion(s) of the building shall be shown on the Preliminary Plans.
33. All section drawings shall be modified to accurately represent the green roof portion(s) of the building.
34. The applicant shall clarify the planter in the buffer area.
Utilities:
35. A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP prior to recording the Final Plan. The applicant shall verify that the sanitary conveyance system has the capacity for the proposed project.
36. 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.
Construction Items:
37. The applicant shall explore utilizing the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing structure, including but not limited to stone, brick, and wood. Architectural details such as windows and interior and exterior details including but not limited to fixtures and any wood, glass and metalwork of quality and good condition shall be salvaged. The applicant shall provide documentation to planning staff indicating how this condition will be met.
38. The applicant shall clearly show areas proposed for construction staging on the Preliminary Plans.
39. A sequence of construction activities shall be submitted with the Preliminary Plans. Installation of tree protection fence, a temporary basin, seepage bed, roof collection system, and connection to the existing storm sewer shall be listed. Notification of the Township Engineer shall be listed in the sequence following installation of protective barriers and prior to earth disturbance. The demolition of the existing structure shall be listed. Notification of the Township Engineer for inspection prior to installation of the seepage bed.
40. Additional information shall be submitted with the Preliminary Plan regarding the excavation for the proposed building foundations in close proximity to the structure on the adjacent property. Adequate supporting calculations and testing shall be submitted and certification from a licensed civil engineer regarding adequate protection shall be provided prior to issuance of any permits.
41. Erosion control measures shall be provided with the Preliminary Plans. The proposed construction access location shall be indicated. Details that conform to Township standards shall be shown.
42. A soil stockpile location shall be provided with the Preliminary Plans.
43. Details of the concrete apron and sidewalk, including the brick treatment, shall be provided with the Preliminary Plans. Details shall conform to Township standards.
44. A full reveal and depressed curb detail shall be provided with the Preliminary Plans. The length of depressed curb for the new driveway and the curb to be raised to full reveal shall be dimensioned on the plan.
Standard Plan Items:
45. A monument box detail hall be added to the plans and shall be used where directed by the Township for the concrete road control monuments shown to be installed.
46. The limits of disturbance shall be clearly delineated on the Preliminary Plan. The amount of square feet of earth disturbance shall be listed.
47. Additional spot elevations shall be shown for the property of 113 Cricket Avenue including along the footprint on the north side of the building in consultation with the Zoning Officer The mean grade of the structure and the height of the structure shall be re-evaluated in accordance with the applicable provisions of the Township Code.
Standard Conditions of Approval:
48. Revisions to the plan shall address the Township Engineer’s April 25, 2008 review letter.
49. 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.
50. 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.
51. 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.
52. 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.
53. The property owner(s) shall comply with all applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.
PUBLIC COMMENT
ZONING CODE AMENDMENT
Consider for approval authorizing the Township Secretary to advertise a notice of intent to hold a public hearing and adopt an ordinance amendment on July 16, 2008 to amend the Code of the Township of Lower Merion, Chapter 155, Zoning, to amend the Code of the Township of Lower Merion, Chapter 133, Streets and Sidewalks, to define a “Temporary Sign” and to increase the period of time a temporary sign may remain in the public right of way; to permit temporary signs within a public right of way to be placed within twelve inches of the curbline; and to amend Chapter 155, Zoning, Article XIX, Signs, to define a “Temporary Sign” and “Personal Interest Sign”; to remove the definitions of “Artisan Sign” and “Political Sign”; to remove time restrictions with respect to the display of certain temporary signs; to exempt certain temporary signs from requiring a permit fee where they remain erected for a period of less than forty-five days and are less than six square feet in area; and to allow temporary signs in residence districts. (Exhibit A)
PUBLIC COMMENT
ESCROW RELEASES
Consider for approval the release of funds held in escrow as Improvement Guarantees in accordance with Section 135-5 of the Township Code for:
190 Presidential Boulevard
The Corinthian
Escrow Release no. 11, Final - $14,644.00
211 Lancaster Avenue
Ardmore Toyota
Escrow Release no. 4, Final - $21,114.00
(Exhibit B)
PUBLIC COMMENT
PETITION FOR REZONING 2 W. MONTGOMERY AVENUE, SUBURBAN SQUARE
Discussion of Kimco Realty’s request to rezone a portion of 2 W. Montgomery Avenue, commonly referred to as both the “West Lot” and the “Ruby’s Lot”, from R-7 to C-2. (Exhibit C)
PUBLIC COMMENT