Consider for recommendation to the Board of Commissioners approval of a Preliminary Land Development Plan. The plan dated November 30, 2018, last revised January 17, 2019, prepared by Momenee, Inc. shows demolition of three existing structures, consolidation of three existing lots into one, construction of a new four-story, 21-unit condominium building with a 44-space parking garage beneath the building and five surface parking spaces. 

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

A.    Natural Features Code Section 101-5.C.2.b, to disturb areas of man-made steep slopes.

Expiration Date – 3/4/2019……………………..………………………………....................Zoning – R7

Applicant: Cas Holloway, Glenn-Montgomery Holding, LP 

Property Owner: Peter & Jo Ann Balitsaris

Applicant's Representative: David Falcone, Esquire

On Monday, February 4, 2019 the Planning Commission recommended approval subject to the following conditions which shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. 

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated January 25, 2019 shall be incorporated by reference into these conditions of approval to the extent the same is not consistent with these conditions of approval.

Architectural Elevations:

2.     The applicant shall consider placing all downspouts at the interior of the proposed building.

3.     The applicant shall provide photographic documentation of the exterior of all buildings to be demolished to the Township.

4.     The proposed building shall be constructed substantially as shown on the elevations dated June 18, 2018, last revised November 28, 2018, prepared by Blackney Hayes Architects with regard to mass, scale and materials and subject to any changes required by these conditions.

5.     The HVAC/mechanical equipment shall be screened on all sides whether on the roof of the building or on the ground. If located on the roof, the screening shall be integrated into the architecture of the building to improve the appearance and better mitigate noise from the unit(s).

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

7.     The applicant shall utilize the services of an architectural salvage or deconstruction company to preserve or recycle building and landscape materials on the existing structures and sites, including but not limited to stone, brick, slate and wood. Architectural details such as windows and interior and exterior details including but not limited to fixtures and any wood, glass and metalwork of quality and good condition shall be salvaged. The applicant shall provide documentation to planning staff indicating how this condition will be met.

Landscape Plan/Streetscape:

8.     Either the proposed London plane trees shall be shifted 10 feet away from the overhead wires or an alternate species shall be selected that will not grow into the wires.

9.     The following plant substitutions shall be made:

a)     Prunus serotine or Cornus alternifolia instead of Prunus ‘Okame’  

b)     Hydrangea Arborescens instead of Hydrangea Paniculata

c)     Juniperus Horizontalis instead of Juniperus X Pfitzeriana ‘Sea Green’

10.  The applicant shall investigate substituting Juniperus Virginiana, Chamaecyparis Thyoides or Tsuga Canadensis instead of the Thuja ‘Green Giant’ or provide a mix of these species along with the Green Giant to increase species biodiversity.

11.  Any plant material that does not survive for a period of 18 months after planting shall be replaced at the size shown on the approved landscape plan.

12.  A detail, including all materials, of the proposed landscape walls shall be included on the landscape plan.

13.  A revised landscape plan complying with Natural Features Code Section 101-9, 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 the approval of Township staff.  

14.  Landscape improvements provided for this application shall be perpetually maintained in a healthy and/or sound condition in compliance with Natural Features Code Section 101-11. The applicant shall record a covenant on the property in a form acceptable to the Township Solicitor to guarantee this requirement. The covenant shall also include maintenance and operations requirements for the proposed landscaping, landscape walls and other landscape amenities installed as part of this project. A draft covenant shall be submitted with the Final Plan.

15.  The plan shall be revised to provide two bicycle racks on site and bicycle hooks within the underground parking garage. The applicant shall work with staff on the design and location of the bicycle racks.

Construction Details:

16.  The applicant shall conduct regular street cleaning of all roadways adjacent to active portions of the construction site.  Staff shall have the right to order street cleaning more often if there is evidence of construction related debris in the roadway during the project.

17.  The applicant shall submit a parking plan with the Final Plan detailing where construction vehicles will be parked. The plan shall be subject to the approval of the Township prior to the issuance of any permits.

18.  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 personal vehicles operated by construction workers or vehicles operated for construction workers, material suppliers, product vendors, and all construction trades engaged in the project.

19.  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.

20.  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.

21.  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 building during demolition. The demolition plan shall include the specific water measures to be used to reduce the dust during demolition.

22.  The sequence of construction activities shall be revised to provide additional detail/clarification. The installation of the erosion control measures shall clearly note that those required for the storm sewer extension to and within St. Georges Road are to be installed initially in the construction sequence.

23.  Calculations shall be provided for retaining wall clear heights exceeding four (4’) feet.

Traffic, Circulation & Access:

24.  The segments of the one-way driveway measuring 14 feet in width shall be reduced to 12 feet.

25.  The applicant shall work with staff to provide directional and parking restriction signage that is appropriate in scale.

26.  The one-way driveway shall be restricted to loading/unloading and pick-up/drop-off. The applicant shall provide signage along the driveway referencing this restriction. The signage shall be appropriate in scale.

27.  Decorative crosswalks in any Township right of way shall consist of stamped concrete with an 8-inch cross section from top to bottom with 7 inches of bcbc base/25 mm super pave and an inch and a half of 9 mm wearing course. Final details shall be subject to the approval of the Public Works Department prior to installation. ADA ramps shall be shown and indicated to be provided/adjusted if/as required to be compliant with ADA standards.

28.  The depressed concrete curb and stamped concrete apron shall be clearly labeled at the proposed driveways on Montgomery Avenue.

29.  Depressed granite curb and concrete apron shall be indicated at the new driveway access location on Glenn Road. The length of depressed curb at all driveways for the development shall be dimensioned on the plan.

30.  Details of the stamped concrete apron shall be provided and shall conform to Township standards.

31.  A detail for the mountable curb island shown at the Glenn Road drive access shall be provided and shall be clearly labeled on the plan view.

32.  Due to the width of the access aisle from Glenn Road, a crown shall be designed into the paving lay out.

Utilities:

33.  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.

34.  The applicant shall work with staff to appropriately site and screen the transformer located adjacent to Montgomery Avenue. shall be shifted 10 feet further from Montgomery Avenue and shall be screened from view by landscaping.

35.  The underground parking vents shall be relocated as far away from the existing residential properties as feasible.

Stormwater Management:

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

37.  The existing open mouth inlets on St. Georges Road and other stormwater structures in the project area shall be numbered on the plan for reference. 

38.  The construction sequence shall note that the storm sewer extension in St. Georges Road shall be installed and made operational prior to the start of any site demolition.

39.  The area for site demolition necessary for the installation of temporary basins 1.1 and 1.2 and the associated conveyance piping shall be clearly delineated on the plan and shall be labeled “Demolition Phase 1”.  The remaining area of demolition shall be labeled “Demolition Phase 2” and shall be clearly stated in the sequence when it will be performed.

40.  Approval from the Township Engineer shall be listed in the construction sequence to be obtained prior to the conversion of Temporary Basin No. 1.1 to Permanent Basin No. 1.1.

41.  Approval of the Township Engineer shall be obtained prior to the removal of any sediment control measures. This shall be clearly stated in the construction sequence.

42.  Clarification shall be provided in the construction sequence that diversion berms 1 through 6 and Inlet Nos. 1, 2 and 3 are to be installed in step number 10.

43.  Inlet No. 1A shall be field located to provide the optimal location relative to the nearby driveway access locations to St. Georges Road.

44.  Details and specifications for the dewatering pump and back-up generator shall be provided for the use of the basement area as Temporary Basin No. 1.3. The location of the pump discharge shall be clearly noted on the plan. The equipment shall be reviewed and shall be subject to the approval of the Township Engineer prior to issuance of any grading permit.

45.  The location of the amended soils noted in the plan view shall be clearly shown and labeled on the details for seepage bed No. 1.1.

46.  Dimensions of the over-all size of the anti-seep collars shall be provided on the detail. The location of each collar shall be clearly indicated on the plan view and shall be placed at the appropriate interval for the soil conditions.

47.  The location of the four (4) inch perforated PVC underground garage roof drainage collection piping noted in the detail shall be shown in the plan view. The location for connection to the stormwater collection system shall be provided.

48.  Metes and bounds shall be provided for the storm sewer easement on 103 St. Georges Road. The easement documents shall be subject to the review and approval of the Township Solicitor. The easement shall be recorded prior to or contemporaneously with the Final Plan.

49.  The piping constructed within the right-of-way of St. Georges Road shall be offered for dedication to the Township once installed, inspected and verified to be in compliance with all Township codes, standards and specifications. The required documentation and maintenance escrow shall be submitted prior to acceptance of dedication.

50.  Calculations shall be provided which qualify the size/capacity of all proposed stormwater collection structures and conveyance lines proposed with this application. This shall be performed, and the designs approved by the Township Engineer prior to the issuance of any permits.

51.  The integrity of the receiving sewer downgrade of Storm Manhole No. 3 shall be documented. Video of the pipe demonstrating structural adequacy shall be provided. The pipe shall be repaired/replaced as required or as directed by the Township. 

52.  All CMP shall be further specified as aluminum or aluminized steel.

Lighting:

53.  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.

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

Standard Conditions of Approval:

55.  A deed of consolidation shall be recorded subsequent to the recording of the Final Plan.

56.  The plans submitted with the building permit shall document the required recreation area or the applicant shall pay a fee for any required recreation area not provided. The fee shall be submitted at the time the building permit is submitted.

57.  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.

58.  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.

59.  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).

60.  Three copies 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.

61.  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.

62.  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.

63.  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.

64.  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.