ADDITIONAL INFORMATION:
Expiration Date – 2/5/2017...................………….............Zoning – R7/HROD
Applicant – Denise Yarnoff, Esquire, Riley Riper Hollin & Colagreco
Property Owner – Main Line Hospitals Inc.
Applicant’s Representative – Denise Yarnoff, Esquire, Riley Riper Hollin & Colagreco
Architectural Elevations:
1. The parking deck and building addition shall be constructed substantially as shown on the architectural elevations prepared by Francis Cauffman Architects dated January 20, 2017.
Pedestrian Circulation:
2. The applicant shall provide a sidewalk along the south side of the loop drive adjacent to Parking Garage A leading up to the main entrance to the hospital.
2. The applicant shall provide directional signage, and enhanced landscaping and sidewalk improvements adjacent to the existing sidewalk that leads up to the Annenberg Conference Center and the main entrance to the hospital.
3. The applicant shall refurbish the existing crosswalk across the loop driveway at the intersection of the drive to the Emergency Department.
4. The applicant shall provide consider providing an easement to the Saunders House and Palmer Apartments property owners to allow for the installation of a covered shelter for the bus stop located adjacent to the driveways that leads to Saunders House subject to an agreement with terms acceptable to Main Line Health in its sole discretion. There shall be no costs to Main Line Health in connection with the easement or the bus shelter(s).
5. The applicant shall install landscaping such as lawn or ground cover adjacent to the existing bituminous path along the loop driveway where bare soil exists.
Landscape Plan:
6. The applicant shall work with staff to ensure that the parking garage and retaining walls are adequately screened with landscaping.
7. If any plant material is to be installed above the seepage bed it shall be compatible with the depth of soil over the bed.
8. A revised 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 Final Plan. The landscape plan shall be subject to the approval of Township staff.
Stormwater Management:
9. All inlets in non-paved areas within the disturbed area shall be graded in a twelve (12”) inch sump condition to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading.
10. A detailed specification of the amended soils for the seepage bed subgrade shall be provided on the plan.
11. The invert location of the connection of the twelve (12”) inch HDPE pipe from SW209 shown on the storm sewer profiles shall be consistent with all profiles.
12. The capacity of the existing twelve (12”) inch RCP from SW 103 to SW101 shall be verified as adequate for the design documented to the satisfaction of the Township Engineer.
13. It is recommended that tThe stormwater structure inverts shall be listed on the Grading and Utility Plan views. and Tthe length, size, material and slope of the storm pipes shall also be delineated on the Grading and Utility Plans.
14. The proposed inlet drains and piping for the parking deck shall be clearly delineated on the Grading and Utility appropriate Pplan as determined by the Township Engineer. Additional qualification of design shall be provided as required by the Township Engineer.
15. The vent/observation ports at the seepage bed shall be set six (6”) inches above grade to prevent sediment from entering the bed.
16. Details shall be provided for the Type M and C inlets.
17. The percolation test location labels shown on the legend on Sheet D4 of the drainage maps shall match the labels shown in the plan view.
18. A detail of the Type D endwall or equal connection for the double-stack tank design proposed shall be submitted with the design. The manufacture will need to clarify if the connection proposed is covered in their proprietary design requirements/limitations.
19. Details for the proposed green roof shall be submitted. The direction of the overflow shall be located on the appropriate site plans as determined by the Township Engineer.
20. The limits of the abandoned storm pipe discharging to SW222 shall be clarified. A seal of the pipe connection to the inlet shall be noted.
21. The invert of the twelve (12”) inch orifice shown on the outlet structure (201.80’) detail shall match the invert (201.71’) used in the stormwater report.
Traffic, Circulation & Parking:
22. 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.
23. The location of the “No Parking by Order of the Fire Marshal” signs shall be approved by the Chief Fire Officer.
Utilities:
24. The proposed twelve (12”) inch diameter sanitary sewer length from the building to SS102 shall be a straight run or a sanitary manhole shall be added at the change in direction.
25. A separate permit from the Public Works Department shall be obtained for the temporary sanitary service for the trailers. The line shall be noted to be plugged/sealed upon termination of its use.
26. The sanitary sewer line connected to SS13 to be abandoned shall be clarified. An adequate seal shall be provided for the connection to the manhole.
27. Evidence that the length of existing pipe between SW194 and the existing endwall SW10 is open and in good repair shall be submitted.
Construction Details:
28. 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.
29. All existing and proposed mechanical units, whether on the roof or on the ground, shall be visually and acoustically screened.
30. The line type shown on the Utility Plan shall be consistent with the stormwater line type shown in the legend.
31. Grade elevations for the lower garage area shall be provided on the appropriate plan as determined by the Township Engineer. Adequate clearance for van access shall be demonstrated through the garage.
32. Adequate drainage facilities in the lower garage level shall be demonstrated on the appropriate plan as determined by the Township Engineer. Drains and piping shall be clearly shown.
33. A detail of the retaining wall shall be provided. Calculations shall be provided for wall heights exceeding four (4’) feet.
34. A certification by a civil engineer of the condition of the existing retaining walls to remain shall be provided. Any recommended improvements/repairs shall be made a condition of the permit issue.
35. A topsoil and fill material stockpile location shall be provided. Erosion control shall be shown surrounding the areas. A debris stockpile area shall be shown or a note added stating that no debris will be temporarily stockpiled on site.
36. The location of all proposed transformers and utility boxes shall be integrated into the design and shown on the appropriate Final Pplan as determined by Planning staff.
37. 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.
38. 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:
39. The Township Engineer’s review letter dated January 30, 2017 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.
Standard Conditions of Approval:
40. A noise study shall be submitted following the completion of the project to determine compliance with Zoning Code Section 155-188.
41. 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. The lighting plan shall comply with Zoning Code Section 155-189.
42. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
43. 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.
44. 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 of the Preliminary Plan by the Board of Commissioners.
45. 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.
46. 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.
47. 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).
48. 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.
49. 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.
50. 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:
- Partial relief from Natural Features Code Section 101-9 to allow 23 of the 76 required deciduous trees to be planted elsewhere on the site rather than in the immediate project area.
- Partial relief from Natural Features Code Section 101-9 to allow deciduous shrubs provided over and above the amount to be credited toward the remaining balance of the required evergreen
deciduous shrubs.
- Relief from Stormwater Management and Erosion Control Code Section 121-4.F.2 from the requirements to show the hydraulic grade line on the profile of the proposed storm drain from SW 197 to SW 192 and to verify the capacity of the existing 12" RCP receiving flow at SW 192.
The following relief was granted with the Tentative Sketch Plan:
- Natural Features Code Section 101-5.C.2.b, to disturb manmade steep slopes greater than 25% for the construction of the stormwater system and portions of the structure.
- 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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