ADDITIONAL INFORMATION:
On Monday, October 10, 2016 the Planning Commission recommended approval subject to the following conditions:
Zoning Hearing Board Order:
1. All conditions imposed by the Zoning Hearing Board shall be listed on the Final Plan.
Building Elevations:
2. The proposed additions shall be constructed substantially as shown on the architectural elevations prepared by Archer & Buchanan Architecture, LTD, dated April 25, 2016.
3. 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.
Pedestrian Circulation:
4. The green bench along Melrose Avenue shall be maintained by the property owner.
5. The applicant shall work with staff on the alignment of the crosswalks, planted islands, and paving materials to safely reduce pedestrian and vehicular conflicts between the buildings and the field.
Landscape Plan:
6. No permanent playground equipment shall be permitted on the open grass field along Melrose Avenue without future approval.
7. All existing trees shall be limbed up as directed by staff.
8. The applicant shall undertake an annual program to remove vines from all plant material on the site. Vines shall be removed to the ground. The program shall be included on the landscape plan.
9. Shrubs shown between the field and the Weeping Beech tree shall be skip laurel evergreens and shall be a minimum of eight (8) feet in height if available but not less than six (6) feet in height upon installation to be monitored by staff.
10. The massing of the shrub layer depicted between the field and 288 Melrose Avenue shall be consistent with the shrub layer depicted between the field and Melrose Avenue.
11. Additional landscaping shall be provided between the entrance driveway to the school and 275 N. Highland Avenue.
12. The applicant shall maintain the landscaping shown outside the estate fence along the property line with 288 Melrose Avenue provided that the owner of 288 Melrose Avenue allows access.
13. The height of the outermost row of new Green Giant arborvitae evergreen trees bordering 288 Melrose Avenue, including an additional five (5) trees, and along Melrose Avenue shall be increased from 8’-10' at installation to 10'-12’ at installation. or this area shall be graded to provide an earthen berm to increase the screening of the landscaping upon installation.
14. The method of installation of the estate fence in the drip line of the Weeping Beech tree at 284 Melrose Avenue shall be subject to the approval of the Township Arborist.
15. Landscaping shall be added around the proposed trash enclosure.
16. The new estate fence shown along Melrose Avenue shall be substantially similar in height and appearance to the existing estate fence along Melrose Avenue which shall connect to the existing estate fence along Melrose Avenue. The existing estate fence along Melrose Avenue shall be repaired.
17. The design, materials and style of the solid vinyl fence shown along the side and rear yards of properties along N. Highland Avenue shall be subject to the approval of staff.
18. Details regarding the operation of the gates shall be worked out during the Final Plan stage.
19. The emergency access gates shown along the side and rear yards of properties along N. Highland Avenue shall be removed from the plan. The applicant may consult with adjacent neighbors regarding future emergency access through private property.
20. The gate shown on Melrose Avenue shall only be used for landscape maintenance and emergency access.
21. 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 Final Plan. The plan shall be subject to the approval of Township staff.
Stormwater Management:
22. A reduction of fifty (50%) percent in the existing peak rate of runoff from the improved portions of each drainage area shall be demonstrated in the stormwater calculations including high intensity storms.
23. The applicant shall investigate integrating stormwater best management practices into the development.
24. The analysis shall account for the effect of the existing stormwater management system in the tailwater routing.
25. The rate of post development runoff for point of interest No. 2 shall be controlled per code for the fifty (50) year storm.
26. All new and existing inlets in non-paved areas shall be graded in an adequate sump condition to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading.
27. All inlets and storm structures (existing and proposed) shall be labeled with a unique number for reference.
28. An inlet shall be added to the intersection of the fifteen (15”) inch HDPE outflow pipe from Basin No. 1 and the connecting storm sewer. The size and material of the existing storm sewer shall be labeled on the plan.
29. Outlet control shall be checked for the outflow of all basins. The existing basin shall be assumed full in the analysis unless its routing is considered in the evaluation. The basins shall be re-designed if inlet control does not govern the analysis.
30. The surface treatment for the proposed “Playground” area shall be clarified. It shall be itemized separately in the impervious surface tabulation. A detail shall be included with a cross section of the surface materials.
31. Storm drainage calculations for the roof drain piping for the proposed classroom wing shall be provided. The pipe size, material and slope of the existing storm sewer system receiving the discharge from basin No. 1 shall be provided and an analysis of the capacity of the system shall be included in the calculations.
32. The storm sewer schedules on Sheet 7 shall define the various inlet types to be provided (i.e. C, M, 2x2, etc.). The structure designations shall also be consistent with those in the plan view and calculations.
33. The invert and bottom elevations in the schedule for S-1.1 shall conform with the calculations.
34. The bottom elevation of basin No. 2 shall be two (2’) feet above the ground water elevation noted for Test Pit No.4.
35. The plan shall be corrected to accurately label the two inlets that are both labeled I-3.3. The storm sewer structure schedule and the calculations shall reflect the additional inlet designation and information.
36. More detail is required regarding the proposed connection of the discharge pipe from basin No. 3 which is shown to discharge into the side of an existing underground stormwater basin.
37. An identification label shall be provided for the proposed stormwater structure located near the northeast corner of the proposed K-8 addition. Invert and rim elevations shall be provided. A sediment trap is required and shall be reflected in the information.
38. Outlet Structure – OS No.2 shall be labeled in the plan views.
39. The thirty (30’) foot length of pipe between SB-3.1 and I-3.2 shall be clearly labeled.
40. Additional spot elevations are necessary in the vicinity of the northeast corner of the proposed K-8 addition to verify that water will not be trapped in the area and that the entire design drainage area will reach I-1.1.
41. Additional spot elevations shall be added as required in order to clarify grading around basin No. 2 and ensure runoff is directed into the storm basin consistent with the calculations.
42. Note 39 under “Erosion and Sediment Control Notes” on Sheet 9 shall be made legible.
43. A note shall be added requiring that the existing stormwater management system be inspected, cleaned, and certified as functioning following conversion to a permanent facility and prior to final escrow release.
44. Basin No. 3 shall be added to the list of “Critical Stages” for the construction timing and sequence notes on Sheet 11.
45. One of the two details on Sheet 12 labeled as “Spillway No. 2 Detail” shall be labeled for Spillway No. 3.
46. All CMP shall be further specified as aluminum or aluminized steel.
47. Discrepancies on the various basin detail sections on Sheets 13 and 14 shall be clarified per the Township Engineer’s letter.
48. The storm drainage calculation design elevation of the eight (8”) inch perforated distribution pipes for basin No. 3 shall be revised to agree with the invert shown in the detail on Sheet 13. The calculation invert elevation shall be adjusted to provide additional stone cover for the pipes.
49. The individual spacing dimensions for basin No. 2 on Sheet 14 shall be revised to agree with the total length shown. The dimensions shall be adjusted to be consistent with the basin size analyzed in the calculations.
50. The slope of the discharge pipe from basin No. 1 on Sheet 14 shall be revised to agree with the calculations.
51. The contributing stormwater structure designations for the stormwater management system basin No. 1 detail on Sheet 14 shall match those referenced in the design calculations.
52. The pipe size, material and slope of the incoming pipe from Inlet 1.1 on the basin No. 1 detail shown on Sheet 14 shall match those in the design calculations.
53. The slope of the discharge pipe from basin No. 1 in the storm drainage calculations shall be revised to agree with that shown on the plan detail. The “Invert Lower End” shall also be revised agree with the plan view information provided.
54. The top of grate elevation for the inlet at the southeast corner of the proposed K- 8 addition in the calculations shall be made consistent with the proposed grading shown on the plan.
55. The amended soils in the detail for basin No. 1 shall be revised to be stone to the bottom of the facility.
Lighting Plan:
56. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted with the Final 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.
57. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
58. There shall be a minimum of 50% reduction of power to all exterior lighting within one hour after site operations cease, but no later than 10:00 PM.
59. Any damaged or broken light fixtures shall be repaired or replaced as part of this project.
Traffic, Parking & Vehicular Circulation:
60. The length of depressed curb shall be dimensioned on the Final Plan. The radii dimensions shall be added to the plan at the driveways.
61. The applicant shall consider requesting that the parking spaces located between the field and the main building be held in reserve.
62. The applicant shall investigate the possibility of shared parking amongst the five different institutions located at the adjoining intersection.
63. There shall be no student or employee parking along Melrose Avenue. At the start of every school year and the start of every summer camp session the applicant shall provide notice to all employees and students of this no parking restriction.
Construction Details:
64. All existing and proposed mechanical units, whether on the roof or on the ground, shall be visually and acoustically screened.
65. All existing and proposed transformers shall be shown on the Final Plan.
66. The applicant shall repair any damage to Melrose Avenue resulting from construction activity.
67. A construction staging plan shall be provided for the project which depicts site access, emergency vehicle access, construction staging areas, safety fencing and contractor, employee and visitor parking during construction.
68. All construction-related vehicles shall be parked on site or at a remote site not in the neighborhood. No construction-related vehicles may park, load/unload on any adjacent street. This includes vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project.
69. An As-Built Plan shall be submitted to confirm that the project complies with the building area and impervious surface.
70. Curb and sidewalk shall be repaired/replaced as directed by the Township.
71. The topsoil stockpile location shall be labeled on the plan.
72. Note 4 under “Recycling or Disposal of Materials” on Sheet 9 shall be made legible.
Standard Conditions of Approval:
73. The Township Engineer’s review letter dated September 30, 2016 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.
74. 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.
75. The Final 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.
76. 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.
77. 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.
78. New and existing 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).
79. 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.
80. 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.
81. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein. |