ADDITIONAL INFORMATION:
Expiration Date: 3/16/2017..................................................Zoning: ASDD-1/MUST
Applicant: Justin Hopkins
Property Owner: Lancaster Western Properties, LP
Applicant's Representative: George Broseman, Esquire, Kaplin Stewart
On Monday, March 6, 2017 the Planning Commission recommended approval subject to the following conditions:
Township Engineer’s Review:
1. The Township Engineer’s review letter dated February 24, 2017 shall be incorporated by reference into these conditions of approval except to the extent inconsistent with (i) these conditions and (ii) any waivers/modifications granted. The applicability of the following items shall be determined with the Preliminary Plan.
A. B.1, B.2 and B.3.
B. B.25 - B.30.
C. The second sentence of C.14.
Traffic, Circulation, Parking & Easement Access:
2. Left turns out of the site onto Lancaster Avenue and Ardmore Avenue shall be prohibited. The applicant shall investigate channelizing the egress points to promote right-out movements on both Lancaster Avenue and Ardmore Avenue.
2. No delivery trucks shall exit the site from Lancaster Avenue unless acceptable maneuverability can be demonstrated.
3. The WB-40 truck shall not enter from Lancaster Avenue from the center lane.
4. The applicant shall investigate the use of smaller delivery trucks.
5. Maneuverability diagrams shall be submitted for the garage parking spaces and drive aisles. The applicant shall investigate utilizing angled parking spaces and relocating the columns to increase maneuverability for the row of 12 spaces adjacent to the ramp.
6. The applicant shall investigate utilizing compact parking spaces within the garage as well as expanding the number of parking spaces provided below-grade.
7. The applicant shall investigate relocating the access to the below grade parking spaces to an internal location on the site.
8. The applicant shall submit documentation demonstrating that the parking provided is sufficient for the proposed retail tenant describing the anticipated parking usage for the project.
9. The gate to the below grade parking shall be removed or the applicant shall demonstrate how retail customers will be able to access the garage.
10. The parking spaces in the below grade garage designated for the residential units shall be shown on the Preliminary Plan.
11. The plan shall be revised to demonstrate that the 75 public parking spaces are within 900 feet of the site per Zoning Code Section 155-87.23.D.3.d.
12. The applicant shall provide a investigate the pedestrian circulation plan route(s) between the site and public parking and work with Township staff to identify any impediments or safety concerns.
13. The applicant shall investigate reducing the width of the vehicular ingress at Ardmore Avenue to allow for a sidewalk.
14. “Right Turn Only” signage and a pavement marking arrow shall be shown at the Lancaster Avenue exit. A stop sign, stop bar and double yellow centerline striping shall also be indicated.
15. Stop signs shall be clearly indicated on the plan at intersecting interior aisles of the garage. The location of the stop bar to the access ramp shall be adjusted as directed by the Township Engineer. “Do-Not-Enter” signage shall be provided in addition to pavement markings in the garage. Double yellow lines shall also be provided to better delineate two-way traffic aisles.
16. A full reveal and depressed curb detail shall be provided on the Preliminary Plan. The final length of depressed curb for the new driveway and any curb to be raised to full reveal shall be dimensioned on the plan.
17. The radii at all driveway access/egress points shall be shown on the plan and shall be acceptable to the Township Engineer.
Stormwater Management:
18. The applicant shall investigate ways to integrate stormwater management BMPs into the project to mitigate the impacts of stormwater runoff.
Landscape Plan/ Streetscape:
19. The applicant shall work with staff to explore ways to enhance the pedestrian environment along both Lancaster and Ardmore Avenues.
20. The applicant shall investigate integrating landscaping and other visual directional cues to improve the appearance and efficiency of the access to W. Athens Avenue.
21. The applicant shall utilize special design treatments at the curb cuts on Ardmore Avenue to promote pedestrian safety subject to Penn DOT approval.
22. The applicant shall investigate providing a bus shelter for the existing bus stop that is either reflective of the design utilized on the site, incorporates public art or an environmental element, such as a green roof.
23. The applicant shall identify investigate ways to provide additional separation between pedestrians from the roadway such as a combination of increased plant material and/or structural landscape elements such as planters and furnishings.
24. The applicant shall identify investigate architectural and landscape solutions to mitigate the visual impact of the driveway and parking garage access along Ardmore Avenue.
Architectural Elevations/Site Design:
25. Architectural elevations and renderings of all sides of the proposed building shall be submitted with the Preliminary Plan, including the proposed materials. The applicant shall provide a chart to demonstrate compliance with the Architectural Design Standards in Zoning Code Section 155-87.25.
26. The mean grade of the structure shall be calculated and shown on Preliminary Plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.
27. All rooftop mechanical equipment shall be screened visually and acoustically.
29. The plan shall be revised to show building elements and architectural features that extend beyond the build to line to demonstrate that they comply with Zoning Code Section 155-87.22.C.1.e.
30. The plan shall be revised to demonstrate that the building setback is no farther than that of the closest building within 150 feet, as required by 155-87.22.C.1.a
Construction Details & Coordination:
28. A construction schedule shall be submitted with the Preliminary Plan application.
29. Erosion control measures shall be provided on the Preliminary Plan. The proposed construction access location shall be indicated. Details that conform to Township standards shall be shown. Certification attesting to the completeness shall be provided on the Erosion Control Plan.
30. A fill material and topsoil stockpile location shall be provided.
31. A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of the requested seepage bed and prior to the start of earthmoving activities.
32. Sidewalk and curb shall be noted on the plan to be repaired/replaced at the direction of the Township.
33. Details of the concrete apron and sidewalk shall be provided on the Preliminary Plan and shall conform to Township standards.
34. Permits shall be obtained from Penn DOT for all work in the right-of-way. Maintenance responsibilities for storm sewer extensions located in the Penn DOT right-of-way shall be assumed by the property owner.
Utilities:
35. The location, size, material and slope of the proposed sanitary lateral shall be shown.
36. The location of all proposed utility services shall be provided on the Preliminary Plan.
Standard Plan Requirements/Conditions:
37. The Planning Module shall be subject to the approval of the City of Philadelphia and the DEP prior to recording the Final Plan unless an indemnification to the Township, satisfactory to the Township Solicitor is provided.
38. The applicant shall demonstrate with the Preliminary Plan how the recreation area requirement will be met.
39. The amount of impervious surface tabulated for the proposed condition of the site shall be increased to reflect all areas shown. All building area shall be included as impervious. The limits of the below grade parking structure shall be clearly delineated on Sheet No. 1 of the plan set.
Standard Conditions of Approval:
40. A lighting plan shall be submitted with the Preliminary Plan. The location, luminaire type, wattage, pole height and illumination patterns shall be indicated. The lighting shall be designed to reduce the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties.
41. Two copies of the revised plan shall be submitted with all changes highlighted. A letter shall also be provided with the revised plan indicating how each condition of approval has been met and how each requested revision has been addressed in the re-submission.
42. The Preliminary 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 Tentative Sketch Plan approval by the Board of Commissioners.
43. Approval of this Tentative Sketch Plan does not ensure that the developer or the owner can ultimately develop the property as shown on the plan. The proposed development’s compliance with various Township codes, including but not limited to traffic and circulation, the Stormwater Management and Erosion Control and Natural Features Conservation Code shall not be determined until the applicant submits a Preliminary Plan for Township approval.
44. 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.
45. 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.
46. 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. |