ADDITIONAL INFORMATION:
Expiration Date – 6/4/2017…………………..…………………………Zoning – CL/C2/MUST
Applicant:
Property Owner: Kimco
Applicant's Representative: Fred B. Fromhold, Esquire, Fromhold Jaffe & Adams
On Monday, May 1, 2017 the Planning Commission recommended approval subject to the following conditions:
Township Engineer’s Review:
1. The Township Engineer’s review letter dated April 24, 2017 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.
Density:
2. The applicant shall consider reducing the number of units, reducing the footprint, reducing the height and adding additional green space. The applicant shall report out as part of the Preliminary Plan submission.
Architectural Elevations:
3. The mean grade of the structure shown shall be verified and grading shall be shown. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.
4. Architectural elevations and renderings of all sides of the proposed building, including a list of materials, shall be submitted with the Preliminary Plan. The applicant shall provide a chart to demonstrate compliance with the Architectural Design Standards in Zoning Code Section 155-87.25.
5. Any portion of the building above three-stories shall be set back 10 feet from the build to line.
6. The applicant shall investigate providing a chamfered edge on the southwestern portion of the building.
Landscape/Streetscape Plan:
7. A landscape plan complying with the applicable sections of the Natural Features Code, Subdivision & Land Development Code Section 135-30 and conditions herein and shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.
8. The landscape plan shall provide a high-quality pedestrian streetscape along Coulter Avenue including landscaping and street furniture that buffers pedestrians from the roadway.
9. The applicant shall consider creating either larger planted areas behind the curb or shall consider providing a limited number of on-street parking spaces.
Pedestrian Circulation:
10. The applicant shall work with staff and the North Ardmore and Wynnewood Civic Associations to maximize pedestrian and bicycle access to the site to enhance neighborhood connectivity with the center and existing transit facilities.
11. The applicant shall investigate extending a sidewalk along the eastern edge of the access driveway adjacent to the parking garage.
12. The applicant shall work with staff to facilitate pedestrian circulation from this project to existing portions of the center and public sidewalks.
13. Sidewalk and curb shall be noted to be repaired/replaced at the direction of the Township. Existing granite curb shall be indicated on the plan.
Internal Circulation & Parking:
14. The location of the building columns shall be clearly shown on the plan. The column locations shall not adversely impact maneuverability in the garage.
15. A full reveal and depressed granite curb detail shall be provided on the Preliminary Plan. The length of depressed curb for exit driveways to be raised to full reveal shall be dimensioned on the plan.
16. The configuration of the curb cuts for the driveway on the plan shall match those on the maneuverability diagrams. The radii at the driveway access/egress shall also be labeled on the plan and be demonstrated to be adequate.
17. The width of the one-way aisle in the garage shall be dimensioned on the plan.
18. A Pavement Marking and Signage Plan shall be submitted with the Preliminary Plan. Stop signs and bars shall be added to the aisles to control traffic movement in the garage. Double yellow centerline pavement markings shall be added to better define lanes and improve circulation. “Do-Not-Enter” signs shall be added to one-way aisles to direct traffic movement.
Stormwater Management:
19. Erosion control measures shall be provided on the Preliminary Plan. The proposed construction access locations 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.
20. The location of existing storm sewers shall be provided. The size, slope, and material of all storm sewers within two hundred (200’) feet of the property shall be indicated on the Preliminary Plan.
Utilities/Construction Details:
21. The size, material, and slope of the proposed sanitary lateral shall be shown and shall comply with Township standards. Separate permits/approvals shall be obtained.
22. The location of all proposed utility services shall be provided on the Preliminary Plan.
23. A fill material and topsoil stockpile location shall be provided on the Preliminary Plan.
24. A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of the seepage bed and prior to the start of earthmoving activities.
25. Details of the concrete apron and sidewalk shall be provided on the Preliminary Plan and shall conform to Township standards.
Deliveries/Trash Pick Up:
26. The applicant shall submit the anticipated hours for deliveries and trash pick-up with the Preliminary Plan.
Standard Conditions of Approval:
27. The location of any proposed signage shall be shown on the Preliminary Plan.
28. All easements on the adjoining property shall be shown. Metes and bounds shall be shown where applicable.
29. 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.
30. The Preliminary 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 Tentative Sketch Plan approval.
31. 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 ordinances, including but not limited to the Natural Features Conservation Code shall not be determined until the applicant submits a Preliminary Plan for Township approval.
32. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted with the Preliminary 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.
33. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
34. 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.
35. 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.
36. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein. |