ADDITIONAL INFORMATION:
The Planning Commission recommended approval subject to the following conditions:
Conditional Use:
1. The applicant shall comply with the conditional use order and any conditional use conditions imposed. The conditional use conditions shall be included on the Final Plan.
2. If any reserve parking spaces are needed, the first parking spaces to be installed shall be the module of 18 parking spaces.
3. Of the two internal driveways proposed, the applicant is encouraged to solely use the lower driveway with the elimination of the upper driveway and a ramp connecting it with the 12 spaces immediately adjacent to the parking beneath the building.
Building Elevations:
4. The proposed units shall be constructed substantially as shown on the architectural elevations prepared by PZS Architects, dated May 11, 2016. Notes on exterior materials shall be provided in a revised set of documents which shall be subject to the approval of staff.
5. The mean grade of the proposed structures 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.
Sidewalks:
6. The applicant shall work with staff to replace the existing sidewalk along City Avenue with a new four-foot-wide sidewalk.
7. The applicant shall investigate widening the existing sidewalk along Lancaster Avenue.
Landscaping:
8. The Zelkova trees proposed along Lancaster Avenue shall be replaced with another species such as London Plane trees.
9. The required street trees shall not be deducted from the trees required under Natural Features Code in Section 101-9.
10. Any existing plant material that was required with the previous land development application shall either be transplanted on the site or replaced on the site. This plant material shall be included on the landscape plan submitted with the Preliminary Plan.
11. Vines and other invasive plants shall be removed from the area along City Avenue.
12. The Maintenance and Operations Plan shall be updated to reflect the changes to the site as a result of this project and shall be subject to the approval of staff.
13. A revised 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 shall be submitted with the Preliminary Plan.
Traffic Impacts:
14. The applicant shall provide additional data for the current and future parking demand. The additional data shall be submitted to the Hearing Officer at the Conditional Use Hearing.
15. A Penn DOT Highway Occupancy Permit shall be obtained for all work in the right-of-way of Lancaster Avenue.
Utilities:
16. Details for the sanitary and storm sewer manholes shall be provided. A detail of the channel shall be included.
17. The relocated sanitary and storm sewer lines shall be noted to be properly removed/abandoned.
Construction Details:
18. A design of the proposed retaining walls shall be provided. Additional top and bottom of wall elevations shall be added to the plan. Calculations shall be submitted for walls with clear heights over four (4’) feet.
19. Erosion control measures shall be provided on the plan. Details that conform to Township standards shall be shown.
20. A soil stockpile location shall be provided.
21. Details of the sidewalk shall be provided and shall conform to Township standards. Further clarification for any improvements to the sidewalk location and/or width shall also be submitted. Plan views with sufficient scale and spot elevations shall be submitted prior to issuance of any permits.
Standard Conditions of Approval:
22. The location of any proposed signage shall be shown on the Preliminary Plan.
23. All easements on the adjoining property shall be shown. Metes and bounds shall be shown where applicable.
24. The Township Engineer’s review letter dated July 1, 2016 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.
25. 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.
26. The Preliminary 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 Tentative Sketch Plan approval.
27. 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.
28. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted with the Preliminary Plan. 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.
29. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
30. 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.
31. 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.
32. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.
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