ADDITIONAL INFORMATION:
On Monday, September 12, 2016 the Planning Commission recommended approval subject to the following conditions:
Township Engineer’s Review:
1. The Township Engineer’s review letter dated September 6, 2016 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with the conditions of approval set forth below.
Building Height:
2. By approval of this plan, the condition imposed on the demolition of the buildings at 47 and 55 Cricket Avenue which limited the height of the proposed building to four stories is hereby revoked.
Easements:
3. All easements shall be subject to a separate approval from the Board of Commissioners.
Architecture:
4. The building shall be constructed substantially as shown on the architectural elevations prepared by Barton Partners dated July 15, 2016 with the exception of modifications required by these conditions of approval.
5. The applicant shall utilize the revised sill heights as shown on a plan prepared by Barton Partners dated September 8, 2016.
6. The applicant shall utilize the revised blank window openings and garage openings as shown on a plan prepared by Barton Partners dated September 9, 2016.
7. The sills and lintels of the blank window openings shall project from the building face a minimum of a ½”.
8. The architectural plans shall be coordinated with and shall comply with the mean grade elevation and the grading proposed with this application.
9. Each sheet of the drawings accompanying this application shall include the sheet number, sheet title, and date.
10. Any proposed changes to the design of the building (including visible mechanical equipment, such as louvers, grilles, etc.), whether lying inside of the Ardmore Historic District or not, and which are visible from a public right-of-way and reflected on these documents, shall require a return to HARB to either confirm their insignificance or to seek HARB’s recommendation for approval for the proposed changes.
11. The applicant shall reconfigure the trash room so that residents do not have to pass through it to access the bike storage room.
Pedestrian Circulation/ Streetscape:
12. The applicant shall work with the Township and the Ardmore Initiative to create future seasonal “Parklets” containing street furniture and landscaping adjacent to the building to help activate the streetscape.
13. The applicant shall work with staff to select a decorative metal bench that is more in keeping with the character of Ardmore.
Landscape Plan:
14. The applicant shall increase the branching height of the proposed street trees along Cricket Avenue.
15. The applicant shall provide a maintenance and operations plan for the greening elements. The maintenance and operations plan shall be subject to the approval of Township Staff.
Traffic, Circulation & Parking:
16. The length of depressed curb dimensioned on the plan shall be labeled.
17. The applicant shall utilize the revised below grade parking plan prepared by Barton Partners dated September 8, 2016.
18. Way finding signage shall be provided to direct users to the appropriate vehicular and bicycle parking areas. The signage shall be subject to the review and approval of Township Staff.
19. The car share spaces shall be located in the at-grade parking area.
Stormwater Management:
20. Dimensions sufficient for construction shall be provided for the outlet structures. The details shall be drawn to scale and the scale shall be noted. All pertinent elevations shall be provided on the detail. Accessibility for inspection and maintenance of the facilities shall be demonstrated. All connections shall match the plan view detail. The size, material and slope of all connection pipes shall be indicated.
21. Additional detail shall be provided for the green roof. All necessary dimensions for construction and inspection shall be provided. The green roof area and stormwater storage ability of the final design of the green roof shall be substantially as presented with the Preliminary Plan submission.
Construction Details:
22. A detail of the retaining wall in Trolley Way shall be provided.
23. Sidewalk and curb shall be noted to be repaired/replaced at the direction of the Township.
24. The pavement restoration in Trolley Way shall conform to Township standards. Curb to curb restoration shall be required in the area of construction on Trolley Way. Any damage to Trolley Way caused by construction shall be restored by the applicant.
25. The offsite locations for contractor parking on privately owned property shall be documented.
26. Additional detail shall be provided in the sequence of construction activities as required by the Township Engineer.
27. Installation of a temporary basin shall be listed in the sequence of construction activities.
28. Work on Trolley Way shall be sequenced so as to minimize the effect on the parking and access. All work activity impacting the parking and access on Trolley Way shall be coordinated with both the Township and the owner or representative of 11 and 15 East Athens Avenue. Access for the adjoining property shall be maintained as much as feasible.
29. Installation of construction fence along Cricket Avenue and Trolley Way shall be provided as required by the Township to protect the public and shall be listed in the sequence of construction activities.
30. The lane closures on Cricket Avenue shall be subject to approval of the Township and shall be coordinated with any activity at the One Ardmore Place development.
Standard Conditions of Approval:
31. 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 that cut-off luminaires are more appropriate and will result in less off-site light trespass.
32. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
33. The plans submitted with the building permit shall document the required recreation area or the applicant shall pay a fee for any required recreation area not provided. The fee shall be submitted at the time the building permit is submitted.
34. The location of all transformers and utility boxes shall be shown on the Final Plan.
35. 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.
36. The Final 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 of the Preliminary Plan by the Board of Commissioners.
37. If required by a Township Public Safety Agency, all new 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.
38. 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.
39. 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).
40. 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.
41. The owner shall make payment of the Township Engineer’s inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled.
42. 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:
- A partial waiver of the Natural Features Code Section 101-9, to allow some of the required plant material to be planted off-site.
- A partial waiver of Stormwater Management Code Section 121-4.A.1 to not provide all of the required "during construction" stormwater management.
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