ADDITIONAL INFORMATION:
Expiration Date – 6/4/2017…………………..………………....Zoning – CAD-BV District
Applicant: Kenneth Aaron, Esquire, Weir & Partners
Property Owner: 9-11 Union Avenue, LLC
Applicant's Representative: Kenneth Aaron, Esquire, Weir & Partners
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.
Floor Area Ratio/Elevations:
2. The applicant shall work with staff regarding the steps necessary to develop the structure as a mixed-use building with retail on the first floor.
3. The transit facility improvement and the off-site traffic improvement (OSTI) needed to obtain the FAR bonus shall be provided with the Preliminary Plan submission.
4. The public gathering space shall meet the design requirements contained in Zoning Code Section 155-219.E.1.b-e.
5. The mean grade of the structure shall be calculated and shown on the plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.
Public Walkways:
6. Prior to the submission of a Preliminary Plan application, the applicant shall seek a variance from Zoning Code Section 155-219.4.e.2 and shall also work with staff to explore alternative means to enhance the pedestrian environment along the Union Avenue frontage of the property.
7. The applicant shall provide a pedestrian circulation plan showing access points to the building and bike and pedestrian access routes to the following public amenities including what obstacles pedestrians would encounter and how the design of the building/site could better facilitate such access:
· The Bala Village Commercial Corridor
· The Bala Cynwyd Shopping Center
· The Bala Gym
· Bala Avenue Park
· The Cynwyd Heritage Trail
· The Bala and Cynwyd Train stations
8. The area labeled concrete walk on the property frontage shall be noted to be either unit pavers or similar decorative materials as required by Zoning Code Section 155-219.F.4.e.
9. The applicant shall investigate the feasibility of working with the adjacent property owners and SEPTA to determine whether a pedestrian route can be provided to the Bala Station along the railroad tracks.
10. The applicant shall discourage vehicles from stopping along Union Avenue near the main entrance to the building to drop-off passengers or make deliveries. The applicant shall encourage drop off and deliveries on Cynwyd Road.
Architectural Elevations/Site Design:
11. 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 155-219.F.4.
12. The mean grade of the structure shall be calculated and shown on the plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.
Landscape Plan:
13. The applicant shall comply with the Greening Standards in Subdivision & Land Development Code Section 135-41.4 as directed by staff.
14. A landscape plan complying with the applicable sections of the Natural Features Code, Subdivision & Land Development Code Section 135-30 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.
Traffic, Circulation & Easement Access:
15. The applicant shall work with the Township Engineer and the Traffic Safety Division to investigate the following:
· Converting Cynwyd Road to one-way circulation and providing on-street parking spaces on one or both sides of the cartway; and
· Widening Cynwyd Road to provide a 27-foot wide cartway.
16. Potential conflicts with improvements in the temporary construction easement of the Union Avenue bridge shall be verified/resolved prior to approval of the Preliminary Plan.
17. Adequate maneuverability for delivery/service vehicles shall be documented. The radii at the driveway access/egress shall be labeled on the plans and be adequate.
18. An additional radius right-of-way at the intersection of Union Avenue and Cynwyd Road shall be provided along the property frontage.
19. The required sight distance for the driveway and the location of the first on-street parking spaces shall be evaluated for compatibility. The parking shall be restricted if adequate sight distance is not provided.
20. The proposed driveway on the Bala Gym property and 10 Union Avenue shall be more clearly shown on the plan for reference.
21. The amount of the traffic impact fee shall be as determined by the Township Engineer upon review of the final traffic study.
Stormwater Management:
22. The applicant shall investigate providing a green roof on some or all the building.
23. The outflow from the raingardens shall be connected to the Township storm sewer system if considered as an uncontrolled area or shall connect to the permanent seepage bed if considered in the controlled drainage area.
24. A note shall be added to the Preliminary 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. 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.
Construction Details & Coordination:
26. A construction schedule shall be submitted with the Preliminary Plan application and shall avoid interference with the Union Avenue Bridge construction. Coordination of all possible conflicts shall be resolved prior to Preliminary Plan approval.
27. Details for any proposed retaining walls shall be provided. Calculations shall be provided for wall heights that exceed four (4’) feet. Top and bottom of wall elevations shall be provided. Certification by a civil engineer of any retaining walls to remain shall be provided.
28. 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.
29. A full reveal and depressed granite curb detail shall be provided on the Preliminary Plan. The length of depressed curb for the driveways shall be dimensioned on the plan.
30. A fill material and topsoil stockpile location shall be provided on the Preliminary Plan.
31. Sidewalk and curb shall be noted on the plan to be repaired/replaced at the direction of the Township. Existing granite curb shall be indicated on the plan and shall be installed as directed.
32. Details of the concrete apron and sidewalk shall be provided on the Preliminary Plan and shall conform to Township standards.
Utilities:
33. The size, material, and slope of the proposed sanitary lateral shall be shown. The design shall comply with Township standards. Separate permits/approvals shall be obtained. The existing eight (8”) inch private sewer main to be abandoned shall be properly sealed.
34. The location of all proposed utility services shall be provided on the Preliminary Plan.
Standard Conditions of Approval:
35. The applicant shall demonstrate with the Preliminary Plan how the recreation area requirement will be met.
36. Per Chapter 92 of the Township Code, since the proposed residential building is proposed to have more than 45 units, an on-site manager shall be provided.
37. 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.
38. 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.
39. 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.
40. 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.
41. 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.
42. 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.
43. 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. |