Consider for recommendation to the Board of Commissioners an Amendment Plan prepared by Momenee and Associates, Inc. dated October 9, 2002, last revised October 20, 2016 showing the construction of a pool and patio in the western courtyard of the previously approved 250-unit apartment building. The applicant shall comply with all of the conditions of approval.

Expiration Date – N/A...................………….............Zoning – R7/HROD

Applicant – George Broseman, Esquire, Kaplin Stewart 

Property Owner –  Maybrook Estate, LLC

Applicant’s Representative – George Broseman, Esquire, Kaplin Stewart

On Monday, November 7, 2016 the Planning Commission recommended approval subject to the following conditions:

Site Plan:

1.      The applicant shall return to the Planning Commission to obtain approval for the paddle tennis courts and warming hut after those items have been reviewed by the Historical Commission.

Lighting:

2.      The final site lighting plan shall include any additional lighting proposed for the new pool and paddle tennis courts. The lighting plan shall be sealed by a responsible design professional and shall include illuminance patterns for all new or modified fixtures, shall be submitted to and shall be subject to the approval of the Director of the Building and Planning Department prior to issuance of any permits for the pool and paddle tennis courts. 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.

3.      The lighting plan for all new or modified fixtures shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.

Stormwater Management:

4.     Profiles shall be submitted for all fifteen (15”) inch storm sewers. This shall include pipe runs between the requested conversion of cleanouts to inlets and along the perimeter of the parking garage to stormwater system No. 1.1.

5.     A Type M inlet shall be substituted for junction box No. 2 near the southwest side of the proposed pool.  The cleanout immediately downgrade from this structure shall also be revised to a Type M inlet.  They shall be assigned structure numbers for reference.

6.     The pipe run between the C.O. at the northwest corner of the pool area to inlet No. 28 shall be labeled as twelve (12”) inch HDPE at one (1%) percent minimum slope.

Construction Details:

7.     Provisions shall be made for the proper handling of pool water discharges. A program and plan shall be established to ensure that the discharges are properly treated/handled.

8.     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.

Standard Conditions of Approval:

9.      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.

10.  The Township Engineer’s review letter dated October 31, 2016 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval with the exception of any items relating to the paddle tennis courts.

11.  Spot elevations shall be added near the requested Type M inlets to replace junction box No. 2 and the cleanout downgrade. Rim and invert elevations shall be provided. The inlets shall be graded in a twelve (12”) inch sump condition to improve stormwater collection.

12.  Spot elevations, drainage direction arrows and dimensions of the hardscape and pool structure surfaces shall be provided.

13.  The pool, equipment, enclosure and self-closing gate shall comply with the 2009 IBC, Section 3109.  The self-closing gates and pool equipment location shall be clearly shown and labeled on the plans.

14.  Spot elevations shall be added around yard drain Nos. 3 and 4 to reflect that the drains are graded in a twelve (12”) inch sump condition in order to improve the efficiency of runoff collection.  The pipe diameters from these inlets shall be increased from six (6”) inch to eight (8”) diameter PVC pipe.

15.  The disturbed area shown for the path adjacent to the Potential Dog Park is shown incorrectly and shall be adjusted.

16.  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.

17.  The Amended 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 the Amendment Plan approval.

18.  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).

19.  Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of the Certificate of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant.

20.  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.

21.  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.

22.  The property owner(s) shall comply with all federal, state, county and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.