ADDITIONAL INFORMATION:
Expiration Date – 2/5/2017…………………………Zoning – R-4
Applicant: Shane Coleman, General Manager, Cynwyd Club
Property Owner: Cynwyd Club
Applicant's Representative: Robert Lambert, P.E., Site Engineering Concepts
On Monday, January 9, 2017 the Planning Commission recommended approval subject to the following conditions:
Township Engineer’s Review:
1. The Township Engineer’s review letter dated January 3, 2017 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with the conditions of approval set forth below.
Zoning Hearing Board:
2. The applicable conditions imposed by Zoning Hearing Board Appeal 4375 shall be listed on the Final Plan and the applicant shall comply with all conditions.
Prior Approval:
3. Conditions 3,7, 8, 9, 10 and 11 from the Preliminary Land Development approval issued by the Board of Commissioners on May 18, 2011 shall be deleted. The requirement to install two planted islands in the parking lot as shown on the plan that was the subject of that approval shall also be deleted.
Landscape Plan:
4. The applicant shall form a neighborhood committee that shall meet four times a year for the next three years to discuss neighborhood concerns. The applicant shall give due regard to the viewpoints of the neighbors and concerns regarding the details of the proposal.
5. The compliance chart on the landscape plan shall be revised to include views of adjoining properties as directed by staff. Any additional plant material shall be provided.
6. The size and species of the existing evergreen trees along Trevor Lane in front of the row of nine parking spaces shall be labeled on the plan.
7. A revised landscape plan complying with the applicable portions of the Natural Features Code Sections 101-9, 101-5B shall be prepared and sealed by a Registered Landscape Architect. The landscape plan shall be subject to the approval of Township staff.
Stormwater Management & Erosion Control:
8. A water quality Best Management Practice (BMP) is required for this development. In order to satisfy the standards for ground water recharge and water quality, an acceptable BMP shall be designed that that been sized for (at a minimum) the volume of runoff from the previous squash court addition and the present building addition for the five (5) year storm. The design of the BMP must be submitted for review and approval by the Township Engineer prior to recording the Final Plan.
Traffic, Parking & Circulation:
9. The two required ADA parking spaces shall be shown on the plan.
10. The applicant shall conduct a traffic study limited to usage of the club in mid-summer 2017 to obtain a baseline traffic count and shall conduct a subsequent traffic study once the pool is operational. The applicant shall consult with the Township Engineer if mitigation measures are necessary.
11. Two bicycle racks shall be provided. The applicant shall work with staff on the location of the bicycle racks.
12. The applicant shall provide an entrance for members to access the facilities from the Cynwyd Heritage Trail.
13. A parking compliance chart shall be added to the plan.
14. Existing and proposed paving aisle dimensions shall be clearly dimensioned. An aisle width of ten (10’) feet shall be provided for the aisle adjacent to the parallel parking spaces.
15. A stop bar shall be shown across the exit lane of the full-access drive. A centerline double yellow stripe shall be added to better direct vehicles at the exit/entrance.
16. Improvements associated with the driveway entrance, concrete apron, depressed curbing and public sidewalk shall be installed by the applicant early in the construction sequence as directed by the Township Engineer.
17. Parking spaces with poor maneuverability shall be designated for use as employee parking spaces. Signs or pavement markings shall be installed on-site to designate the spaces.
Construction Details:
18. Erosion control measures shall be provided on the plan for earthmoving associated with all disturbance.
19. A soil stockpile location shall be provided.
20. A detail of the proposed retaining wall for the dumpster shall be provided. Top and bottom of wall elevations shall be clearly shown. Calculations shall be provided for wall heights exceeding four (4’) feet or with surcharge loading.
21. A Minor Grading Permit shall be obtained.
22. The length of depressed curb and the radii of the drive shall be dimensioned on the plan.
23. The mean grade of the structure 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.
24. The location of the wood fence on the northern property line shall be shown and labeled.
25. The shed shown over the property line shall be relocated or an easement/license shall be granted by the Township. The final location of the shed with respect to buffer and building setback lines shall be subject to the approval of the Zoning Officer.
26. A detail of the trench drain shall be provided. The slope of the drainage structure shall be indicated and provide minimum slope for stormwater conveyance. Calculations shall be provided documenting capacity for the twenty-five (25) year storm.
27. The location of the “entry pier” shown in the plan details shall be shown on the development plan.
28. The notes on the plan shall be revised to reference that the pool, equipment and enclosure shall comply with 2009 IBC, Section 3109. The location of the equipment, enclosure and self-closing gate(s) shall be shown on the plan.
29. All existing curb on the property frontage shall be indicated to be repaired or replaced as directed by the Township.
Utilities:
30. The integrity of the existing thirty (30”) inch terra cotta pipe on the property and under the proposed/existing structure shall be verified/documented via a video inspection. The video and report shall be submitted to the Township. Any required repairs or improvements shall be made prior to the issuance of a building permit.
31. It must be demonstrated that the location of the proposed addition, including the foundations and the pools, do not cause any negative impact to the existing storm sewers. A minimum isolation distance of ten (10’) feet shall be maintained between the pools and the pipe.
Standard Conditions of Approval:
32. 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.
33. If any new lighting is proposed, 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. Lighting shall be designed to shield the source of illumination and to prevent glare on adjacent properties. The location, fixture type, wattage, means of control and pole height shall be indicated.
34. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
35. All existing and proposed transformers shall be shown on the Final Plan. (P)(PRFP)
36. All trash dumpsters shall be fully enclosed with a solid material. A detail of the fence/enclosure for the dumpster shall be provided.
37. If determined necessary by the Fire Department, all 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.
38. Revisions to the plan shall address the Township Engineer’s January 3, 2017 review letter.
39. A copy of the revised plan shall be submitted with any changes highlighted and a letter shall be provided indicating how each requested revision has been addressed.
40. 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 approval by the Board of Commissioners.
41. 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.
42. 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).
43. 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.
44. 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.
45. 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 relief:
· Subdivision & Land Development Code Section 135-7A, to not provide a Tentative Sketch Plan;
· Natural Features Code Section 101-5C2b, to disturb slopes for the installation of the retaining wall associated with the trash enclosure.
· A partial waiver of Subdivision & Land Development Code Section 135-19B.1 and 135-17B1, to only provide sufficient information for storm sewers and structures within the property and on the property frontage.
· Subdivision & Land Development Code Section 135-19B8, to not provide a traffic impact study.
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