AGENDA ITEM INFORMATION
ITEM: WAIVER OF LAND DEVELOPMENT PLAN - 128 Old Lancaster Road, Temple Adath Israel, Merion Station, W-17-004, Ward 12
Consider for recommendation to the Board of Commissioners approval of a Waiver of Land Development Plan and relief as recommended by the Planning Commission. The Plan was prepared by Duffield Associates, dated June 5, 2017, last revised June 15, 2017 and shows the demolition of a portion of the existing interior courtyard, removal of a portion of sidewalk, and a reduction in size of the existing parking lot/driveway, construction of a building addition with a 923-square foot footprint, construction of a drop-off loop driveway located on the corner of N. Highland Avenue and Old Lancaster Road; and alteration of various existing walkways.
Application includes relief recommended as follows:
·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(B), to provide an error of closure for the lot greater than 1:5,000.
·Subdivision & Land Development Code Section 135-17B(13), to not provide the existing storm sewers, inlets and any other manhole or other structure shall be shown within 200’, as well as indicating invert, rim, and grate elevations and providing the size and material of all storm sewers unless if/as specifically requested by the Township Engineer.
Expiration Date: N/A.....................................................................................Zoning: R1/HROD
Applicant: George Broseman, Esquire, Kaplin Stewart
Owner: Temple Adath Israel
Applicant's Representative: George Broseman, Esquire, Kaplin Stewart
The following conditions shall be complied with prior to the issuance of a grading permit. On Monday, July 24, 2017 the Planning Commission recommended approval subject to the following conditions:
Architectural Elevations:
1. The applicant shall withdraw Tentative Sketch Plan Application 3715.
2. 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:
3. A revised landscape plan shall be submitted 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 shall be subject to the approval of Township staff.
4. The applicant shall revise the landscape plan to reflect existing site conditions.
5. The applicant shall work with staff to relocate some of the required plant material and provide additional material in the lawn area and adjacent to the loop driveway to integrate it into the existing landscape and mitigate the visual impact from the street, provided that such plantings do not interfere with sight distance and the use of the areas for overflow parking.
6. Street trees shall be planted 30 feet on center in the existing verge along N. Highland Avenue.
7. The applicant shall install plantings in the existing island to shield the view of the parking lot from Old Lancaster Road and create a more visually welcoming entrance, provided that such plantings do not interfere with sight distance.
8. The applicant shall investigate providing additional plant material in the existing buffer to provide understory and secession plantings.
9. All existing trees to remain shall be devined.
10. The applicant shall investigate relocating parking spaces to the southeastern boundary of the existing parking lot and installing landscaped islands with curb breaks to absorb stormwater runoff in the existing parking lot.
Stormwater Management:
11. Existing inlets in the construction project area shall be numbered for reference on the plan.
12. All proposed inlets shall be Type C.
13. An observation port shall be provided to the bottom of the seepage bed stone and it shall be shown in a plan view detail.
14. The Township inlet receiving the connection shall be noted to be repaired/ replaced as required or as directed by the Township Engineer.
Construction Details:
15. A fill material stockpile location shall be provided. Notes shall be added regarding stabilization of the stockpiles.
16. The PA One Call serial number shall be provided.
17. For the porous walkway to be excluded from the impervious surface allocation, the design shall conform to Township standards. The recharge stone shall be noted in the detail to be AASHTO NO. 3 and shall be a minimum of nine (9”) inches deep. The geotextile fabric shall be noted to be placed at the sides and bottom of the recharge section. A design for a porous paver section shall be provided if pavers are proposed to be used.
18. Top and bottom of curb elevations shall be added to the porous walkway to clarify grading. Spot elevations at the handicap ramps shall be provided.
19. Top and bottom of curb elevations shall be provided along the proposed loop driveway.
Standard Plan Conditions:
20. A pedestrian crosswalk shall be added to connect the ADA spaces to the walkway leading to the building entrance.
21. A tabulation of impervious surface on the property before and after the development shall be provided. Parking areas shall be included.
221. The handicap parking space violation sign detail shall be revised to comply with Township standards.
232. A detail for the proposed handicap ramps shall be provided.
Standard Conditions of Approval:
243. A lighting plan for any new exterior lighting associated with the project 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.
254. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
265. 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.
276. The Township Engineer’s review letter dated July 17, 2017 shall be incorporated by reference into these conditions of approval, to the extent the same is not inconsistent with these conditions of approval, except for the third sentence of item B.20 and items B.23 and B.24 and any approved relief.
287. 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).
289. Any changes to the approved plan 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 de minimus.
3029. 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.
310. 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.
321. The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein. |