ADDITIONAL INFORMATION:
The Planning Commission recommended approval subject to the following conditions:
Architectural Elevations:
1. Elevations of all sides of the proposed building addition and the parking garage, including a list of materials, shall be submitted with the Preliminary Plan.
2. The applicant shall consider submitting an application to the Township to add the existing hospital to the Historic Resource Inventory.
3. The applicant shall consider presenting the proposed elevations to the Historical Commission for consultation.
4. The mean grade of the structure shall be calculated and shown on the Preliminary Plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.
Landscape Plan:
5. The applicant shall prepare cross sections with the landscape plan that show the relationship between the parking structure, the landscaping and views from adjoining properties, including Green Hill Condominium.
6. A landscape plan complying with Stormwater Management & Erosion Control Code Section 121-4.A.23, Zoning Code Section 155-187, 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.
7. A minimum of five (5’) feet of soil cover shall be provided over the proposed stormwater management system if landscape material is to be planted above it. The species of trees selected for planting over the stormwater system shall accommodate the limitations of the soil and shall not compromise its integrity.
8. Wooded lot calculations shall be provided and shall be subject to the approval of the Township Arborist. The total number of trees removed/impacted by the proposed construction shall also be listed.
Pedestrian Circulation:
9. The applicant shall provide a master pedestrian circulation plan.
10. The applicant shall either install a sidewalk or paved path connecting the Heart Institute to the existing path in front of the Wellness Garden along the perimeter drive or shall identify and implement provide a master pedestrian circulation plan and a list of improvements to be completed with this application to provide safe pedestrian circulation related to this project. through the entire campus.
11. Additional crosswalks shall be added at the following locations within the site:
- Between the ADA parking spaces and the main entrance; and
- Between the ramp to the upper parking area and the main entrance.
Traffic, Circulation & Parking:
12. The applicant shall investigate minimizing conflicts between the ADA and ambulance loading areas adjacent to the two-way loop through the new parking area.
13. A post development traffic count of the intersection of Lancaster Avenue and the site driveway shall be performed. The signal timings shall be checked and optimized if required/directed by the Township. Modifications to the coordination settings at the intersections of Lancaster Avenue and Remington Road and Lancaster and City Avenues shall also be made if/as required or as directed by the Township.
14. A Pavement Marking and Signage Plan shall be submitted with the Preliminary Plan. Centerline markings at aisle intersections shall be shown. A stop bar and sign shall be indicated on the plan at the intersection of drive aisles.
Construction Details:
15. The location of all proposed transformers and utility boxes shall be integrated into the design and shown on the Final Preliminary Plan.
16. The applicant shall utilize appropriate pest control measures to ensure rodents or other pests do not migrate away from the construction site onto the adjacent Green Hill Condominium property. The types and locations of these solution(s) should be coordinated with Green Hill’s ongoing program.
17. Adequate erosion control measures shall be provided. The proposed construction access shall be located so that it will be most effective. Certification attesting to the completeness shall be provided on the Erosion Control Plan.
18. A debris and fill material stockpile location shall be provided.
19. All construction-related vehicles shall be parked on-site or at a remote site not in the neighborhood. No construction-related vehicles may park on the street. This includes vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project.
Township Engineer’s Review:
20. The Township Engineer’s review letter dated September 30, 2016 shall be incorporated by reference into these conditions of approval.
Standard Conditions of Approval:
21. A noise study shall be submitted following the completion of the project to determine compliance with Zoning Code Section 155-188.
22. A lighting plan shall be submitted with the Preliminary Plan that complies with Zoning Code Section 155-189.
23. 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.
24. 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.
25. 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.
26. Per the MPC, 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.
27. Per the MPC, 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.
28. 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:
- Natural Features Code Section 101-5.C.2, to disturb manmade steep slopes.
- Subdivision & Land Development Code Section 135-27.L.1, to allow the slope of the driveway to the parking deck to exceed the maximum of 7% for nonresidential uses where ten 10% percent is proposed.
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