Consider for recommendation to the Board of Commissioners approval a Preliminary Land Development Plan. The Plan prepared by Momenee, Inc. dated August 13, 2018 shows the removal of the 1958 addition to the existing Parish House; construction of a new addition resulting in an increase in the building footprint of 1,351 square feet; installation of a four foot wide sidewalk along the full frontage of New Gulph Road; and the installation of a modular building during construction of the addition to the Parish House. 

The application requires the following relief which was recommended for approval by the Planning Commission:

A. Subdivision and Land Development Code Section §135-7.A., to not provide a Tentative Sketch Plan.

B. Subdivision and Land Development Code Section §135-19.B.8, to not provide a traffic impact study and parking analysis.

C. Subdivision and Land Development Code Section §135-19.B.4 & §135-20, to not provide a conservation plan overlay.

D. Stormwater Management & Erosion Control Code Section §121-5.b.4, to not provide stormwater management for the 1,792 square foot modular building.

E. Subdivision and Land Development Code Section §135-28, to provide a four-foot-wide sidewalk instead of a five-foot-wide sidewalk along New Gulph Road and to defer the installation of sidewalks along the remainder of the frontage.

F. Natural Features Code Section 101-9, to substitute deciduous trees for some of the required evergreen trees.

Expiration Date – 12/3/2018...........................…………………..………………....Zoning – RA/HROD

Applicant: Jay Einspanier

Applicant's Representative: Jamie Jun, Esquire, Fromhold, Jaffe & Adams

Property Owner: Rector, Church Wardens & Vestrymen

The following conditions shall be complied with on the Final Plan.

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated August 25, 2018 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with the conditions of approval set forth below.

Zoning Hearing Board:

2.     The applicant shall comply with the Zoning Hearing Board conditions for Appeal ­­­4441 which shall be listed on the Final Plan.

3.     The proposed modular building shall be added to one of the sheets in the plan set. The impervious surface shall also be included.  

Parking and Circulation:

4.     The asphalt areas on the Pennswood Road frontage of the site shall be converted to concrete sidewalk.

45.     The removable bollards and gate shown on the plan shall be located a sufficient distance from the cartway to allow a vehicle to stop off the road in front of the entrance.

56.     The length of depressed curb on Pennswood Road to be raised to full reveal shall be dimensioned on the plan.

67.     The full length of new/adjusted depressed curb for the driveways on Pennswood Road shall be dimensioned on the plan. The driveways shall be adjusted to comply with the maximum width of 36 feet unless adequate supporting documentation is submitted and approved that justify the increased dimension.

78.     “No Parking by Order of the Fire Marshal” signs shall be added if/as directed by the Chief Fire Officer.

Architectural Elevations/Design Standards:

89.     Additional details shall be provided on the window system for the two-story glass enclosures on the east elevation of the proposed addition. The applicant shall provide staff with additional details of the five-faceted bay window leading to the terrace, with a subcommittee of the Historical Commission to review any questions that arise in staff’s review.

910.  The mean grade of the structure shall be calculated and shown on the plan. The architectural plans shall be coordinated with and comply with the grading proposed with this application.

Pedestrian and Bicycle Connections:

1011.  The applicant shall work with staff to determine the feasibility of installing a striped ladder crosswalk and two ADA ramps across New Gulph Road aligned with the entrance to the church.

1112.  The existing and proposed parking spaces shall be clearly delineated on the plan. The existing 135 parking spaces on the site shall be maintained.

1213.  The sidewalks along Pennswood Road and Fishers Road shall be installed at such time as required by the Board of Commissioners. Street trees and other improvements shall be installed in a manner that will not interfere with the future installation of the sidewalks.

Landscape Plan:

1314.  The sixteen (16) proposed honeysuckle bushes on the inside edge of the existing stone wall shall be removed and replaced with columnar evergreen trees. Any additional required evergreen trees shall be provided elsewhere on the site.

1415.  Two deciduous shade trees shall be added to the existing planted islands in the parking area.

1516.  The two existing trees shown to be removed along the Pennswood Road frontage of the project area shall remain and  A note shall be added to the plan to indicate that the existing wall along Pennswood Road will be reconstructed. One additional deciduous canopy tree shall be provided in this area.

1617.  The landscape plan and the site plan shall be consistent with regard to the proposed improvements including but not limited to the trash enclosure, and transformer.

1718.  Adjacent roads shall be labeled on the landscape plan.

1819.  Existing and proposed conditions on the landscape plan shall be differentiated.

1920.  The proposed transformer along Pennswood Road shall be shown on the landscape plan. The transformer shall be screened from the public right of way with fencing or landscaping. A detail of any fencing shall be included on the plan.

2021.  A compliance chart per Natural Features Code Section 101-9 shall be added to the landscape plan.

2122.  The applicant shall provide native or non-invasive adapted plant species on the Landscape Plan.

2223.  A revised landscape plan complying with the applicable portions of the Natural Features Code Sections 101-9 and these conditions of approval shall be prepared and sealed by a Registered Landscape Architect. The landscape plan shall be subject to the approval of Township staff.

2324.  The applicant shall provide a maintenance and operations plan for the landscape plan.

Stormwater Management:

2425.  The modular building shall be removed from the site within 18 months of its installation. If the modular building remains on the site longer than 18 months, the applicant may have to provide stormwater management to accommodate runoff from the roof area as directed by the Township Engineer.

2526.  The stormwater calculations shall be revised to clearly document that the seepage bed is sized to recharge runoff from a two-year storm for the roof area of the proposed parish house addition.

2627.  The distance between the seepage bed collection/distribution pipes and the edge of the facility shall be dimensioned on the seepage bed detail.

Construction Details & Coordination:

2728.  The applicant shall consider alternative locations for the proposed trash enclosure. Details of the enclosure shall be provided.

2829.  The portions of the proposed landscape wall shown to be constructed in the right-of-way and in the vicinity of a Township sanitary sewer main shall be relocated outside of the right-of-way and a minimum of fifteen (15’) feet from the sewer main. Encroachment agreements and separate approvals from the Public Works Department shall be obtained in order for the wall to be located as shown on the plan.

2930.  A fill material and topsoil stockpile location shall be provided. Notes shall be added regarding stabilization of the stockpiles.

3031.  A certification by a civil engineer of the condition of the existing walls to remain shall be provided.  Any recommended improvements/repairs shall be made a condition of the permit issue.

3132.  Depressed granite curb shall be clearly indicated at the new/modified driveway access locations. 

3233.  Details of the concrete sidewalk shall be provided and shall conform to Township standards.

3334.  A full reveal and depressed granite curb detail shall be provided.

3435.  Notes shall be added to the requested full reveal and depressed granite curb details 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.

Standard Plan Conditions:

3536.  The tabulation of impervious surface shall be clarified to show the values for the proposed “Parish House Addition”, “Driveway Addition” and “Added Walls, Walks and Curbs.”

3637.  The location of all transformers and utility boxes shall be shown on the Final Plan. Additional utility improvements resulting in material changes to approved plan including but not limited to the loss of required parking, changes to circulation patterns or the alteration of the quantity or location of proposed landscaping shall require an amendment to the approved plan.

Standard Conditions of Approval:

3738.  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 recording the Final Plan. Lighting shall be designed to shield the source of illumination and to prevent glare on adjacent properties. The location, fixture type, wattage, means of control and pole height shall be indicated.

3839.  The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.

3940.  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.

4041.  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.

4142.  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).

4243.  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 the Preliminary Plan approval by the Board of Commissioners.

4344.  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.

4445.  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.

4546.  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.