ADDITIONAL INFORMATION:
Expiration Date: 3/5/2017..................................................Zoning: R1/HROD
Applicant: James S. Ettelson, Esquire, Royer Cooper Cohen Braunfeld, LLC
Property Owner: Beaumont Retirement Community, Inc.
Applicant's Representative: James S. Ettelson, Esquire, Royer Cooper Cohen Braunfeld, LLC
On Monday, February 6, 2017 the Planning Commission recommended approval subject to the following conditions:
Zoning:
1. The Zoning Hearing Board order shall be included on the Final Plan. The applicant shall obtain land development approval to install any of the remaining parking spaces approved under this Order.
Township Engineer’s Review:
2. The Township Engineer’s review letter dated January 30, 2017 shall be incorporated by reference into these conditions of approval.
Landscape Plan:
3. Additional plant material shall be provided as required by Natural Features Code Section 101-9.A.1. 5. This plant material shall be used to screen the row of 12 spaces along the eastern side of Pasture Lane.
4. The applicant shall provide a large canopy tree at the end of each row of 12 parking spaces.
5. The minimum sizes of all plant material shall comply with the requirements in Natural Features Code Section 101-9.B.
6. Since a perennial or intermittent stream passes through the site, a stream buffer containing appropriate native vegetation shall be maintained to a minimum of fifty (50’) feet to either side of the top-of-bank of the stream. The applicant shall investigate providing additional plant material along the stream banks.
7. A landscape plan complying with Natural Features Code Sections 101-9 and 101-5B and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted to the Township. The plan shall be subject to the approval of Township staff prior to recording the Final Plan.
Stormwater Management:
8. All HDPE pipe shall be further specified as smooth interior.
9. All inlets in non-paved areas shall be graded in a twelve (12”) inch sump condition to increase the efficiency of runoff collection including for the temporary grading condition. Spot elevations shall be added to the plan to clarify grading.
10. Existing inlets in the construction project area shall be numbered for reference on the plan.
11. The storm structures shall be labeled on the Demolition and Erosion Control Plan for reference and shall be consistent with the labels on the Grading and Stormwater Plan.
12. The status of the existing twenty-four (24”) inch RCP downgrade of MH-J shall be made consistent in the plan set. Adequate seal of the line shall be indicated if it is to be abandoned.
13. Inlet protection shall be provided for all existing inlets downgrade of the earth disturbance and for all proposed inlets until final stabilization of the site is achieved. The existing inlet near the main building entrance in the area of the revised parking area off of Pond Lane (Sheet 3 of 15) shall be protected.
14. Values indicated in the outlet structure detail shown on Sheet 12 shall be revised to match the plans and calculations.
15. Pipe calculations shall be provided for all proposed storm sewers. The pipe capacity for each existing storm pipe in which the basin overflow is connected shall also be analyzed to ensure that there is sufficient capacity in the system.
Construction Details:
16. A detail of the retaining wall shall be provided. Calculations shall be provided for wall heights that exceed four (4’) feet and vehicle surcharge loading shall be included in the analysis.
17. A topsoil and fill material stockpile location shall be provided on the plan.
18. A stabilized construction entrance and tire scrub shall be installed if the washing of tires proves ineffective.
19. The grading associated with the proposed sidewalk along the new ADA spaces near the main entrance shall be clarified on the plan and spot elevations shall be added. ADA ramps shall be provided where necessary.
Lighting:
20. If any new lighting is proposed, 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.
21. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
Standard Conditions of Approval:
22. Any changes to the approved plans shall require the submission of an as-built plan prior to the final release of the required financial guarantee. Building and Planning staff can waive this requirement if the changes are determined to be insignificant.
23. 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).
24. 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.
25. 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 Preliminary Plan approval.
26. 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.
27. 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.
28. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.
The Planning Commission recommended approval of the following relief:
1. Subdivision & Land Development Code Section 135-7.A, to not provide a Tentative Sketch Plan.
2. Subdivision & Land Development Code Section 135-19.B, to not provide a Traffic Impact Study.
3. Natural Features Code Section 101-5C(2b), to construct parking areas and associated retaining walls in slopes exceeding twenty-five (25%) percent. |