ADDITIONAL INFORMATION:
Township Engineer’s Review:
1. The Township Engineer’s review letter dated May 26, 2017 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.
Landscaping:
2. The planted buffer shall be planted the full width. The composition of the buffer plantings shall be subject to the approval of Township staff.
3. The applicant shall work with staff on the location of the required street trees to create a more attractive streetscape.
4. The landscape plan shall be revised to include the required street trees and the size and species of all plant material. The revised plan, complying with Natural Features Code Section 101-9 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted to the Township.
Noise/Wall:
5. Details regarding the sound attenuating capabilities of the proposed 12-foot-high wall shall be provided and shall be subject to the review and approval of Township staff.
6. Architectural details of the proposed 12-foot-high wall shall be provided and shall be subject to the review of Township staff to ensure that the wall is consistent with the existing building.
7. Noise studies shall be conducted before and after the installation of the proposed equipment and shall be submitted to the Township to ensure that the equipment does not violate allowable Township noise levels.
Electromagnetic Field:
8. The applicant shall provide documentation on industry standards from the International Radiation Protection Association (IRPA) relating to the off-site impacts to residential properties from electromagnetic field transmissions from the existing and proposed transformers and equipment.
9. The applicant shall perform a baseline and post construction study of the electromagnetic field resulting from all existing and proposed transformers and equipment. If risk is identified that is over and above the applicable IRPA industry standards, then Aqua shall implement measures to mitigate the risk.
Construction Details:
10. Erosion control measures and details that conform to Township standards shall be shown on the plan. Details regarding the compost filter sock shall be provided as required by the Township Engineer. The erosion control barrier measures shall be installed downgrade of disturbance, along even contours.
11. A soil stockpile location shall be provided.
12. A Minor Grading Permit shall be obtained. Escrow for all required improvements, landscape material, erosion control measures and final stabilization of disturbed areas shall be posted.
13. The location of the construction entrance detailed on the plans shall be clearly shown. Depending on the proposed path for construction access, the access shall only be installed if washing of construction vehicle tires proves ineffective.
14. A full reveal granite curb detail shall be provided.
Plan Requirements:
15. The sidewalk and granite curbing on Elliot Avenue shall be labeled on the plan. The curb and sidewalk shall be noted to be repaired or replaced as directed by the Township.
16. The location of the proposed walkways shown on Sheet No. 2 shall be clarified on Sketch Plan SK-EC-1. The plans and sketch shall be made consistent as to the equipment locations and the screen wall location and detail.
17. The width of any new walkways shall be dimensioned on the plans.
18. The summary tabulation of impervious surface shall be shown and shall account for any added impervious area.
19. The inlets receiving the inlet protection detailed on the plan shall be clearly identified and the installation shall be listed in the sequence of construction.
20. The applicant shall clarify the purpose/function of all utility lines shown connecting to the Aqua facility and traversing adjacent properties on Elliot Avenue.
21. Notes shall be added to the requested full reveal 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.
Standard Conditions of Approval:
22. If any new lighting is proposed, a lighting plan shall be submitted. 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.
23. Any lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
24. 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.
25. Revisions to the plan shall address the Township Engineer’s May 26, 2017 review letter.
26. 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).
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 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.
29. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.
30. The conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted.
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.
· Subdivision & Land Development Code Section 135-16, to not provide certain Tentative Sketch Plan requirements unless requested by the Township Engineer.
· Subdivision & Land Development Code Section 135-19, to not provide certain Preliminary Plan requirements unless requested by the Township Engineer. |