ADDITIONAL INFORMATION:
Expiration Date – N/A................................................…………………….....Zoning – R4/HROD
Applicant: Fred B. Fromhold, Fromhold Jaffe & Adams
Property Owner: Lower Merion School District
Applicant's Representative: Fred B. Fromhold, Fromhold Jaffe & Adams
On Monday, April 3, 2017 the Planning Commission recommended approval subject to the following conditions:
Conditional Use Approval:
1. The applicant shall obtain conditional use approval to hold the 12 required parking spaces in reserve and shall comply with any conditions imposed.
Pedestrian Improvements:
2. The applicant shall investigate the installation of a new crosswalk across the driveway on Bryn Mawr Avenue at the intersection of W. Amherst Road. The existing four-foot-wide sidewalk shall be extended along the school’s frontage of Bryn Mawr Avenue with this application. An ADA ramp shall be provided at the crosswalk at Academy Road.
3. A four-foot-wide sidewalk shall be installed along the Bryn Mawr Avenue frontage of Amherst Field with this application.
4. The applicant shall investigate installing a four-foot-wide sidewalk along the field bound by W. Rock Hill Road and W. Amherst Road.
5. The applicant shall refurbish all existing crosswalks adjacent to school property and shall work with staff to install additional crosswalks as needed on Manayunk Road.
Landscape Plan:
6. The applicant shall work with staff on the style of the proposed fence. A detail of the fence shall be shown on the plan and shall comply with the Zoning Code with regard to height and openings.
7. A revised landscape plan shall be submitted that complies with Natural Features Code Section 101-9, Zoning Code Section 167.7 and conditions herein. The plan shall be prepared and sealed by a Registered Landscape Architect and shall be subject to the approval of the Township prior to the issuance of any permits.
Traffic:
8. The applicant shall perform an investigation into the feasibility of restricting traffic on Bryn Mawr Avenue to one-way flow during the PM dismissal period. The investigation shall include the operation of the post development condition and benefits of the adjustment. Signage and documentation for codification shall be submitted if/as directed by the Township following review and recommendation by the Traffic Safety Division and the Township Engineer. Separate review and approval from the Board of Commissioners shall be obtained prior to the implementation of any changes to the traffic circulation.
9. The traffic study shall include a projection of the increases in the post-development vehicle drop-off/pick-up queue length resulting from the anticipated enrollment changes associated with the temporary classrooms/parking.
Stormwater Management:
10. The applicant shall work with staff to develop appropriate screening for the temporary basin. Buffer screening shall be provided for the temporary basin for project area No. 2 unless relief from this code section is obtained.
11. Due to stormwater concerns within the area, the applicant shall provide recharge for the increased volume of runoff generated by the project for the 100-year storm.
12. The limits of the four (4”) inch TC pipes in the area of the emergency spillway of temporary basin No. 2 shall be clarified. Clarification shall be provided if connection to SW204 is proposed for these lines.
13. A detail of the Type C inlet with 4’ x 4’ box shall be provided.
14. A detail for the storm MH shall be provided.
15. Clarification of the seepage bed detail shall be provided as to the ASSHTO No.1 recharge stone location and requirement for geotextile on top and bottom of the bed in addition to all sides.
16. An observation port shall be provided to the bottom of the seepage bed stone if that volume is to be considered in the rate control routing analysis of the facility.
17. Additional spot elevations/drainage arrows shall be provided for project area No. 2 to clarify how surface drainage will be directed around/under the temporary modular classrooms to the control facilities.
18. Clarification shall be provided in the construction sequence for activity No. 18. that the inlet west of the modular classrooms shall remain closed until temporary basin No. 2 has been decommissioned.
19. Clarification shall be provided regarding the grading and capacity of the existing inlet at the northeast corner of the existing seepage bed in project area No. 1.
20. All proposed CMP in the basin shall be further specified as aluminum or aluminized steel.
21. The new Type C inlet constructed over the existing eighteen (18”) inch CMP in the access drive to the temporary parking shall be labeled with a unique structure number for reference.
22. Spot elevations shall be added to the paved area of the temporary access drive to indicate a pitch toward the Type C inlet to ensure proper collection of runoff.
23. A Runoff and Erosion Control Permit shall be obtained.
Construction Details:
24. The modular classroom shall be removed from the site within three months of the completion of construction of the permanent classroom addition.
25. A full reveal and depressed granite curb detail shall be provided.
26. Depressed granite curb and concrete apron shall be indicated at the new driveway access location. The length of depressed curb and apron radii shall be dimensioned on the plan.
27. Details of the concrete apron and sidewalk shall be provided. Details shall conform to Township standards.
28. The construction entrance detail for the temporary parking area shall be modified to indicate placement of the AASHTO No. 1 stone starting five (5’) feet from the cartway of Manayunk Road. Crushed stone shall be shown in the area between the start of the entrance and the curb line.
29. Notes shall be added to the requested full reveal and depressed granite curb detail that include the following:
· The depressed curb height for the driveway shall be ¼ inch for each inch of existing curb reveal
· Any curb replacement must meet existing curb reveal height.
· One foot cut back is needed in the street area where any curb is adjusted and/or replaced. All joints must be sealed.
· An additional concrete support is needed mid-span of each section of depressed curb in the driveway area
30. Additional erosion control measures shall be provided on the plan downgrade of the earthen berms adjacent to temporary basin No. 2.
31. A fill material soil stockpile location shall be provided.
32. 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.
Standard Conditions of Approval:
33. A lighting plan for the modular classroom shall be submitted with the grading permit application. 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.
34. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
35. A copy of the revised plan shall be submitted with any changes highlighted and shall be accompanied by a letter indicating how each requested revision has been addressed in the re-submission.
36. The Township Engineer’s review letter dated February 29, 2016 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.
37. 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.
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.
39. 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).
40. 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.
41. 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.
42. 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.
43. The property owner(s) shall comply with all federal, state and applicable 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.
- Subdivision & Land Development Code Section 135-10A(3), to not provide a Preliminary Land Development Plan.
- Subdivision & Land Development Code Section 135-13, to not provide a Final Plan.
- Stormwater Management & Erosion Control Code Section 121-4A(1), to not meet the
during construction, peak rate control for the temporary parking area or additional basin controls.
- Natural Features Code Section 101-5C(2b), to construct infiltration bed no. 1 partially in slopes exceeding twenty-five (25%) percent.
- Stormwater Management & Erosion Control Code Section 121-4G(2e), to not provide screening and buffering for the temporary stormwater basin.
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