Consider for recommendation to the Board of Commissioners a Preliminary Land Development Plan. The Plan dated March 29, 2017, last revised October 13, 2017 prepared by Renew Design Group shows the construction of a three-story addition with a 28,000-square foot footprint to Cardinal Hall and the construction of internal pathways. 

Expiration Date – 2/4/2018…..…........…………………………………………..Zoning – R2/HROD

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

• Subdivision & Land Development Code Section 135-27.L.1, , to allow the slope of the driveway to exceed seven (7) percent.

The following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday, December 4, 2017 the Planning Commission recommended approval subject to the following recommendations:

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated November 20, 2017 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.

Elevations:

2.     The proposed addition shall be constructed substantially as shown on the architectural elevations prepared by Kimmel Bogrette, dated November 29, 2017.

3.     The mean grade of the structure shown shall be verified. Calculations shall be submitted documenting the elevation provided. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application. 

Landscape Plan:

4.     The proposed Hemlock trees shall be replaced with an alternative species that is not susceptible to disease.

5.     The applicant shall provide riparian buffer plantings using appropriate native vegetation from Appendix H of the Pennsylvania Handbook of Best Management Practices for Developing Areas.

6.     The landscape plan shall be revised to provide the amount of plant material required by the Code.

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

Circulation:

8.     Additional bike racks shall be provided in the vicinity of the proposed improvements.

Utilities:

9.     As per Rosemont College’s agreement with the Fire Department, the addition shall be fully sprinklered and a new fire hydrant to the rear of the campus shall be installed. The plans shall be revised to reflect this agreement.

10.  All proposed utilities shall be shown on the Erosion and Sediment Control plan.

11.  The proposed underground electric and other services shall be dimensioned to be a minimum of five (5’) feet from the proposed seepage bed.

12.  The location of the Township sanitary main running to the north of the proposed addition shall be shown and labeled. A center line easement with a width of thirty (30) feet shall be shown. The private sanitary manholes, mains and laterals shall be shown to the connection at the Township main.

13.  The line types for proposed and existing utilities on the plans shall match those shown in the legend.  The floodplain line and the stream buffer line shall be listed in the legend.

14.  The existing service utilities within the limits of disturbance shall be properly protected during construction. A note shall be added to the plan with this requirement.

Construction Details:

15.  The cross section of the thickness of the proposed access drive shall be clearly labeled. The access drive shall be constructed to Township standards due to the length.

16.  A detail of the architectural screening/retaining walls shall be provided that is sufficient for review and construction. Calculations shall be provided for all retaining walls with a retained soil height that is more than four (4) feet.

17.  The final design of the stair tread, riser and railings shall comply with the applicable Building Code. 

18.  A fill material stockpile location shall be provided. Notes shall be added regarding stabilization of the stockpiles.

19.  Silt fencing shall be shown around the requested fill material and the topsoil stockpiles.

Stormwater Management:

20.  A detail of the proposed storm sewer inlets shall be provided.

21.  AASHTO No. 1 stone shall be used in the seepage beds.

22.  Existing inlets and manholes to remain in the construction project area shall be numbered for reference on the plan.

23.  Inlets in the areas of construction shall be protected with erosion control measures. A detail consistent with Township standards shall be included on the plan. 

24.  All inlets in non-paved areas shall be graded in a twelve (12”) inch sump condition to increase the efficiency of runoff collection. This shall include any temporary grading condition. Spot elevations shall be added to the plan to clarify grading.

25.  The proposed seepage beds shall be labeled Basin A and B for reference and the details of the basins shall be consistent. A detail plan view of rate control Basin A shall be provided with adequate dimensions for construction. 

26.  The profile of the storm sewer extension to the existing inlet shall indicate crossing locations of the telephone, water service and any other utilities to ensure non- interference.

27.  The material and size of outlet pipe shall be revised on the plan views to match what is shown on the detail and analyzed in the calculations. The top of bed elevation shall be provided in the detail and shall match the calculations.

28.  All HDPE pipe shall be further specified as smooth interior.

Plan Requirements:

29.  North arrows shall be provided on the drainage area maps.

30.  A clear, detailed and itemized breakdown of the existing and proposed impervious surface shall be tabulated on the plans. The existing and proposed percent of impervious shall be listed in the impervious summary calculations.

Standard Conditions of Approval:

31.  An outdoor lighting plan, sealed by a responsible design professional that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any permits. 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.

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

33.  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.

34.  The Final 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.

35.  If required by a Township Public Safety Agency, all new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communications systems at the exterior of the building.

36.  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. 

37.  New and 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). 

38.  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.

39.  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.

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