ADDITIONAL INFORMATION:
Expiration Date: 12/11/2016........................................Zoning: CAD/BV
Applicant: Kenneth E. Aaron, Esquire, Weir & Partners, LLP
Property Owner: 10 Union Avenue Associates LP
Applicant's Representative: Kenneth E. Aaron, Esquire, Weir & Partners, LLP
On Monday, November 7, 2016 the Planning Commission recommended approval subject to the following conditions:
Township Engineer’s Review:
1. The Township Engineer’s review letter dated October 31, 2016 shall be incorporated by reference into these conditions of approval with the exception of items B-5, B-9, C-18.
Public & Private Walkways:
2. A detail of the pavers in the four-foot-wide verge along Union Avenue shall be provided on the plan.
3. The applicant shall investigate the feasibility of working with the adjacent property owners and SEPTA to determine whether a pedestrian route can be provided to the Bala Station along the railroad tracks.
4. The proposed decorative crosswalk shown on the architectural renderings shall also be shown on the site plan.
FAR Calculation:
5. The final FAR calculation shall be subject to the approval of the Zoning Officer.
6. A diagram shall be submitted that details the square footage of the building and the parking structure, both wrapped and underground used to calculate the OSTI payment.
7. The payment in-lieu of off-site traffic improvements shall be equal to $1.65 per square foot of the total additional floor area generated by the OSTI bonus and shall be paid to the Township prior to the issuance of any building permits. The final amount of the payment shall be determined by the Township prior to recording the Final Plan.
Architectural Elevations/Site Design:
8. A design manual containing the information required in Zoning Code Section 155-219.F.2 shall be submitted with the building permit application and the applicant shall give effect to the comments of staff as set forth in their memo dated November 4, 2016.
9. The proposed additions shall be constructed substantially as shown on the architectural elevations prepared by Barton Partners dated October 21, 2016 with the exception of any changes required by these conditions of approval. The applicant shall provide a chart with the building permit submission that demonstrates compliance with the Architectural Design Standards in Zoning Code Section 155-219.F.4.
10. A door shall be provided on the portion of the primary front façade closest to Union Avenue. In addition, it shall be clarified if there are two other doors on the southwest façade.
11. Per Zoning Code Section 155-219.F.4.a.6 all roof-top mechanical equipment, including antennas, shall be screened visually and acoustically. Such screening shall be integral to the architectural design of the building.
12. Any proposed signage shall be subject to a separate review and approval by the Township.
13. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.
Improvements to Township Property:
14. The applicant shall install stairs from the front portion of the parking lot on the Bala Gym property down to the area of the former access easement.
15. The applicant shall remove the existing paving and replace it with grass.
16. The applicant shall remove the existing cyclone fence that runs parallel to the access easement on the east side of the playground and replace it parallel to the public sidewalk in the same style as the existing estate fence.
17. The applicant shall install a fence at the eastern end of the old easement adjacent to the proposed building’s foundation.
18. The applicant shall grade the entire area so it is at the same elevation as the land in the park.
Landscape Plan:
19. The applicant shall work with staff to enhance the landscaping and design of the roof decks and green roof areas to maximize the recreational potential of these areas.
20. The applicant shall comply with the Greening Standards in Subdivision & Land Development Code Section 135-41.4 as directed by staff.
21. A plan shall be provided demonstrating how views of parking and exterior loading areas will be buffered from any adjacent street or sidewalk with landscaping.
22. The additional planted areas and planter boxes under the Greening standards shall be called out on the landscape plan.
23. Some of the proposed benches shall be revised to a model that has a back.
24. A revised landscape plan complying with Natural Features Code Section 101-9 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.
Stormwater Management:
25. A detail of the weir to be provided at elevation 259.0’ shall be provided on the plan.
26. Clarification of where the “Collection Trench” detail on Sheet No. 5 is to be used shall be provided.
27. The number and size of perforations per linear foot of pipe shall be specified in the detail.
28. The distance between the stormwater facility and the structure shall be dimensioned on the plan. The stormwater facility shall not be located within the influence lines of the building foundations.
Traffic, Circulation & Easement Access:
29. The new access easement shall be restricted to moving vans, emergency vehicles, delivery trucks, garbage trucks, construction and service vehicles and equipment. Vehicles utilizing the access easement to service the subject property shall not use the existing southwesterly driveway of 45 Bala Avenue for ingress or egress. Residents shall not be permitted to use the access easement to enter the proposed building.
30. An off-site flashing warning sign shall be installed and made functional prior to occupancy of the building as directed by the Township Engineer. The location of the proposed sign shall be shown on the vicinity plan for reference.
31. The traffic study shall be updated to include existing vehicle counts conducted when school is in session. A supplemental count shall also be performed at Conshohocken State Road and Union Avenue to verify/confirm that the count data in the study is reflective of weekday conditions.
32. A post development traffic count shall be performed of the driveway and of the signal at Conshohocken State Road and Union Avenue. Signal timing shall be evaluated and optimized if/as required.
Construction Details & Coordination:
33. Details for all proposed retaining walls shall be provided. Calculations shall be provided for wall heights exceeding four (4’) feet. Additional top and bottom of wall spot elevations shall be provided to clarify the design.
34. No fill material or topsoil stockpiles shall be located on the site during construction unless otherwise approved by the Township Engineer.
35. Sidewalk and curb shall be noted on the plan to be repaired/replaced at the direction of the Township. Granite curb shall be used as directed by the Township.
36. The applicant shall resolve any possible conflicts prior to the issuance of any permits related to the patio and grading work which encroaches into the temporary construction easement for the Union Avenue Bridge as well as the patio area in front of the building which interferes with a temporary utility pole shown on the construction drawings for the bridge.
37. Additional top and bottom spot elevations of the existing wall to be evaluated shall be provided. A report from a structural engineer shall be submitted with qualifying calculations if the existing wall is to be used.
38. The line and curve tables on Sheet No. 2 shall be identified as relating to the access easement on the Bala Gym property.
39. The purpose of the small rectangular impervious area south of the loading entrance where a doorway from the stairs exists shall be labeled on the plan.
40. A construction staging plan shall be provided for each major phase of the project which depicts site access, emergency vehicle access, construction staging areas, public safety fencing, and contractor, customer and employee parking during construction.
41. 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.
Utilities:
42. The size, slope, and material of all storm sewers within two hundred (200’) feet of the property or the Bala Gym property shall be indicated on the plan.
43. Separate permits/approvals shall be obtained for the proposed sanitary sewer connection. The existing private sewer lateral shall be inspected with video. Any necessary repairs or replacement shall be made as directed by the Township as a condition of the connection. The location of manholes provided/required shall be subject to the approval of the Public Works Department and shown on the plan.
44. The location of the proposed telephone service shall be provided. The relocation of the telephone/utility lines currently crossing the property shall be clarified.
Standard Conditions of Approval:
45. Easements/agreements for the improvements on the Bala Gym property shall be provided and shall be subject to the review and approval of the Township Solicitor. Maintenance responsibility shall be clearly established in the documents.
46. Per Chapter 92 of the Township Code, since the proposed residential building is proposed to have more than 45 units, an on-site manager shall be provided.
47. All existing and proposed transformers shall be shown on the Final Plan.
48. 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.
49. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
50. 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.
51. 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.
52. 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).
53. 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.
54. 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 the Preliminary Plan approval by the Board of Commissioners.
55. 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.
56. 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.
57. 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:
1. Natural Features Code Section 101-5C(2b) to allow portions of the development to be constructed in slopes exceeding twenty-five (25%) percent.
2. Natural Features Code Section 101-9A.1, to allow a portion of the landscaping to be provided around the off-site parking spaces.
3. Noise and Exterior Lighting Code Section 105-21, Outdoor lighting directing light to onto adjacent residential properties, to allow some “light trespass” onto the adjacent property to the southwest with the intended purpose of providing illumination for the off-site access easement and proposed off-site parking spaces.
4. Subdivision & Land Development Code Section 135-30, to allow street trees to be provided off-site along the Union Avenue frontage and in planters in the pedestrian plaza areas.
5. Stormwater Management and Erosion Control Code Section 121-4E(2d), to allow the required seepage bed to be located less than ten (10’) feet from a basement wall.
6. Subdivision & Land Development Code Section 135-27.I, Obstructions, to allow plant material to be planted in the right of way of Union Avenue consisting of street trees and shrubs provided there are no sightline obstructions.
The Planning Commission did not support the following waiver:
7. Stormwater Management and Erosion Control Code Sections 121-4.D.(6)(a), 121-5.B.(4)(a) & 121-15, to not consider the existing condition as meadow in the stormwater management calculations.
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