Consider for recommendation to the Board of Commissioners approval of a Waiver of Land Development Plan. The Plan dated October 11, 2017, last revised November 17, 2017 prepared by Momenee & Associates, Inc. shows the construction of a three-story lobby addition with a 1,479-sq. ft. footprint onto the existing building. 

The application requires the following relief as recommended by the Planning Commission

·    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.

·    Natural Features Code Section 101-9A.1, to provide deciduous trees and shrubs in lieu of                evergreen trees and shrubs.

Expiration Date – N/A...............................……….........…….……………….........Zoning – CAD/RCA

Applicant: Janet Giuliani, Tishman Speyer

Applicant's Representative: Alfred R. Fuscaldo, Esquire, Fuscaldo Law Group LLC

Property Owner: Bala Plaza Inc.

The following conditions shall be complied with on the grading permit plan. On Monday, December 4, 2017 the Planning Commission recommended approval subject to the following conditions:

Parking:

1.     The additional building square footage shall be itemized in the parking evaluation shown on the plan. The parking calculations shall be subject to the approval of the Zoning Officer.

Landscape Plan:

2.     The width of the depressed curb openings in the landscaped island near inlet No. 4 shall be dimensioned on the plan.

3.     The plan shall be revised to convert a proposed planted area into a rain garden. The revised plan shall be subject to the approval of staff prior to the issuance of any permits.

4.     The impervious surface area remaining after the removal of two existing parking spaces to the right of the main access drive into the site shall be converted into a landscaped area.

5.     The striped area in the parking lot to the west of the lobby addition shall be converted to a landscaped area.

6.     The landscape plan shall be revised to comply with the Greening Standards.

7.    A landscape plan complying with the applicable portions of the Natural Features Code Sections 101-9, 101-5B shall be prepared and sealed by a Registered Landscape Architect. The landscape plan shall be subject to the approval of Township staff.

Stormwater Management:

8.     Existing inlets shall be numbered on the plan for reference. 

9.     The size, material and slope of the connection pipe between the trench drains shall be shown on the Grading and Utility Plan.

10.  All existing inlets/structures receiving storm pipe connections shall be replaced/repaired as necessary or as directed by the Township Engineer.

Traffic & Circulation:

11.  The location of the relocated parking spaces and any other parking adjacent to the building or the loop drive shall be subject to the approval of the Fire Marshal. “No Parking by Order of the Fire Marshal” signage shall be added as directed by the Chief Fire Officer.

Construction Details:

12.  Any reports or information regarding the monitoring wells identified on the plan shall be submitted to the Township.

13.  A detail of the flush unit paver with cobblestone banding shall be provided.

14.  A detail of the pedestrian raised tabletop crosswalks shall be provided. Additional spot elevations shall be provided on the plans to clarify the design/installation.

15.  A full reveal and depressed granite curb detail shall be provided.

16.  The type of existing and proposed curb shall be clearly indicated and the limits shall be clearly defined.

17.  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.

18.  A debris and topsoil stockpile location shall be provided. Notes shall be added regarding stabilization of the stockpiles. If no stockpiles are indicated, a note shall be added requiring the immediate removal and/or placement of material without temporary stockpiling.

19.  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:

20.  A lighting plan for any new 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.

21.  The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.

22.  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.

23.  The Township Engineer’s review letter dated November 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.

24.  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).

25.  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.

26.  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.

27.  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.

28.  The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.