Consider for recommendation to the Board of Commissioners approval of a Preliminary Land Development Plan. The Plan dated February 21, 2017, last revised February 5, 2018, prepared by Site Engineering Concepts, LLC shows the demolition of eight (8) single family detached residential dwellings and two (2) maintenance garages, consolidation of 14 properties, and redevelopment of a five-acre portion of the site for the construction of a new pool complex and relocation of four of the outdoor tennis courts. 

Expiration Date – 5/6/2018…………………………………………Zoning – R2/R7/HROD

Applicant:  Caleb Tindall

Applicant's Representative: George Broseman, Esquire, Kaplin Stewart

Property Owner: Merion Cricket Club

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

• Stormwater Management and Erosion Control Code Section 121-4E(2c) for the seepage beds to not empty the total design storm volume in twenty-four (24) hours or less. 

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

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated February 23, 2018 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval or any relief or modifications granted. With respect to item B.29 the applicant may provide an indemnity satisfactory to the Township to allow the Final Plan to be recorded.

Historic Resources:

2.     The applicant shall enter into an agreement with and enforceable by the Township to address the removal, modification and/or replacement of the remaining Elbow Lane residences as well as the landscaping of the area between the residences and Elbow Lane. Alternatively, the applicant may submit an application to the Historical Commission to request that the remaining Elbow Lane properties be added to the Historic Resource Inventory as Class II Historic Resources.

3.     The applicant shall provide photographic documentation of both the exterior and interior of the residences on Elbow Lane prior to demolition.

4.     Selected materials and significant architectural elements from the structures and surrounding landscape to be demolished shall be salvaged where determined reasonably feasible by the applicant.

Architecture:

5.     The mean grade of the structures shown shall be verified. Documentation showing the calculations shall be provided. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

Landscape Plan:

6.     The applicant shall consult with the Shade Tree Commission on all existing and proposed street trees.

7.     Deciduous canopy trees shall be planted within and around the edge of the proposed surface parking lots as directed by staff.

8.     A maintenance and operations plan for the proposed landscaping along the eastern property line and southeastern corner of the property shall be submitted and shall be subject to the approval of Township staff given its function as a buffer.

9.    The applicant shall work with staff to replace the existing board on board fencing located along the existing Grays Lane frontage to provide a more refined buffer and site edge. A detail shall be provided of the proposed replacement fencing which shall comply with all applicable zoning requirements.

10.  A landscape plan complying with the applicable sections of the Natural Features Code, Subdivision & Land Development Code Section 135-30 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 staff approval.

Sidewalks/Circulation:

11.  A pedestrian connection from the proposed crosswalk/new access driveway location to the existing clubhouse shall be provided.

12.  The existing crosswalks in the vicinity of the property shall be refurbished if determined necessary by the Director of Building & Planning. 

13.  Permanent radar-based speed signs shall be installed on Grays Lane in both directions in advance of the proposed mid-block crosswalk location.

Utilities:

14.  The water service shall be kept a minimum isolation distance of ten (10’) feet to the sanitary sewer lines. The minimum distance shall be shown on the plan.

15.  The invert elevation for the outlet pipe from sediment trap No. 2 shall be revised to match the length and slope in the stormwater calculations. The calculations and drawings shall be consistent with the Preliminary Plan. The length of pipe shall be shown in the applicable detail.

16.  The location of the utility disconnection point shall be shown for each lateral and service.

Construction Details:

17.  Separate building permits shall be obtained for the pools. The pools, equipment, and enclosure shall comply with the 2009 IBC, Section 3109.

18.  The location of all proposed fencing shall be shown on the Final Plan and the applicable grading plan. The height of the fence shall be labeled and a detail provided. The design shall comply with all applicable zoning requirements.

19.  Calculations shall be provided for wall heights exceeding four (4’) feet.

20.  A certification by a civil engineer of the condition of any existing retaining walls within the project area to remain shall be provided. Any recommended improvements/repairs shall be made a condition of the permit issue.

21.   A Highway Permit shall be obtained for any work proposed within the right of way of Montgomery Avenue or Grays Lane.

Stormwater Management:

22.  The applicant shall demonstrate to the Township Engineer’s satisfaction that the requested relief  from Stormwater Management & Erosion Control Code Section 121-4E(2c) has been reasonably minimized.

Demolition:

23.  The applicant shall submit a demolition plan with the Final Plan. The demolition plan shall indicate how dust and other air particles will be controlled, the procedure for demolishing the buildings and how the demolished building materials will be removed from the site. If asbestos or any other regulated hazardous material exists within the building, it shall be removed and certifications to that effect shall be filed with the Pennsylvania Department of Environmental Protection. Notice of demolition shall be provided by posting of the site at least seven days in advance of the proposed demolition.

24.  The applicant shall document compliance with the notification requirements of the Federal Asbestos National Emission Standards for Hazardous Air Pollutants (NESHAP) and shall submit an Asbestos Abatement and Demolition/Renovation form to the Pennsylvania Department of Environmental Protection and the EPA at least 10 days prior to commencing demolition. Copies of these documents shall be provided to the Township prior to the issuance of a building permit.

25.  During demolition of the existing structures the applicant shall ensure that the contractor takes appropriate measures to minimize dust at all times during active demolition. Multiple hoses and/or a water truck shall be provided on site to continually spray the buildings during demolition.

Plan Requirements:

26.  The tabulation of the building square footage used in the generation of the required parking shall be itemized separately (i.e. greater detail). The values used and the final determination of the parking requirements shall be subject to the approval of the Zoning Officer.

Standard Conditions of Approval:

27.  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.

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

29.  All construction-related vehicles shall be parked on-site or at a remote site not in the neighborhood. No construction-related vehicles may park on the street. This includes vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project. 

30.  A deed of consolidation shall be recorded for the new property after the Final Plan has been recorded. The following restrictions, to be verified by the Building and Planning Department, shall be placed in the deed:

·       The continued operation and maintenance of all stormwater management facilities are the responsibility of the lot owner.

31.  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.

32.  The Final Plan, complying with all applicable conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of approval of the Preliminary Plan by the Board of Commissioners.

33.  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.

34.  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.

35.  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).

36.  Additional utility improvements that result in material changes to the approved plan including loss of required parking, changes to circulation patterns or alteration of the quantity or location of landscaping shall require an amendment to the plan.

37.  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.

38.  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.

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