Consider for recommendation to the Board of Commissioners approval of a Waiver of Land Development Plan. The plan dated January 19, 2018 prepared by Bohler Engineering shows landscape, paving and pedestrian improvements on St. James Place and the upper portion of the existing courtyard. 

Expiration Date – N/A…………………..…………………Zoning – CL/C2/MUST/HROD

Applicant: Mike Odgen, Kimco Realty

Applicant's Representative: Mike Ogden, Kimco Realty

Property Owner: Amerishop Suburban, LP

The following conditions shall be complied with prior to issuance of any permits by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday, February 5, 2018 the Planning Commission recommended approval subject to the following conditions:

Township Engineer’s Review:

1.      The Township Engineer’s review letter dated January 26, 2018 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 item C-11.

Landscape/Streetscape Plan:

2.     A landscape plan complying with the applicable sections of the Natural Features Code, Subdivision & Land Development Code Section 135-30, Zoning Code Section 155-87.25.E and conditions herein and shall be prepared and sealed by a Registered Landscape Architect and submitted with the final Waiver Plan.

3.     A tree species with a larger canopy shall be provided along St. James Place.

4.     The applicant shall provide native or non-invasive adapted plant species on the landscape plan.

5.     The applicant shall work with staff to continue the rhythm of street trees along the driveway that connects St. James Place and the parking garage.

6.     A maintenance and operations plan shall be submitted for the proposed landscaping, street furniture and other amenities installed as part of this project.

7.     The quantity, location and design of the proposed bike racks shall be subject to the approval of staff.

Pedestrian Circulation:

8.     Detectible warning surfaces shall be clearly shown for all ADA ramps and other areas where sidewalks cross driveways.

Stormwater Management:

9.     The applicant shall investigate integrating stormwater best management practices including infiltrating runoff into the planted areas.

10.  If determined feasible by the Township Engineer, the applicant shall install a mechanical water quality structure, such as a Stormceptor or equivalent, downgrade of the proposed hardscape improvements. The design and supporting calculations shall be submitted to the Township for review. Details and specifications shall be subject to the approval of the Township prior to the issuance of any permit.

11.  A detail of the artificial turf area shall be provided. The cross section shall have adequate stone for recharge and allow passage of runoff if it is to be considered pervious. If it is determined by staff that the area is not considered pervious, then it shall be included in the impervious surface tabulation.

12.  A detail of the proposed pavers and walkways shall be provided. The applicant shall investigate the use of porous pavers and porous concrete and install these materials where feasible.

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

14.  Erosion control measures conforming to Township standards shall be provided on the plan.

15.  Manholes, trench drains, inlets and other stormwater structures shall be numbered on the plan for reference. 

16.  A detail of the water quality manhole with snout shown on the plan shall be provided.

17.  Spot elevations shall be added and drainage direction arrows shall be shown to clarify construction grades and existing/proposed drainage patterns.

18.  Additional clarification of the abandonment of the existing four (4”) inch perforated HDPE pipe in the courtyard shall be provided. The elevation/location of the pipe relative to the proposed turf may require sealing of the pipe or removal for the artificial turf to be considered pervious and included as a BMP.

19.  A detail of the trench drains, proposed drains, yard drains, type C inlet, and proposed manholes shall be provided. The plans shall clearly indicate which detail is to be used in the specified location.

20.  The material schedule of the six (6”) inch pipe roof drain collection pipes shall be specified on the plan.

Utilities/Construction Details:

21.  A trench/paving restoration detail shall be provided.

22.  A full reveal curb detail shall be provided.

23.  All stair tread and riser dimensions, handrail location/height and ramp slopes and other dimensions shall comply with all applicable building code requirements.

24.  A detail of any proposed retaining wall shall be provided. Sufficient detail for construction and inspection shall be provided. Top and bottom of wall elevations shall be provided and the limits of the proposed wall location shall be clearly shown. Calculations shall be provided for wall heights exceeding four (4’) feet.

25.  A fill material and/or topsoil stockpile location shall be provided. Notes shall be added regarding stabilization or covering of the stockpiles.

26.  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.

27.  Clarification for and a detail of the rolled asphalt curb transition at St. James Place and Coulter Avenue shall be provided. Township standard concrete or granite curb shall be specified in place of this where feasible as determined by the Township Engineer.

Standard Conditions of Approval:

28.  The location of any proposed signage shall be shown on the final Waiver Plan.

29.  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.

30.  An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted with the Preliminary Plan. 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.

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

32.  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.

33.  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.

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