Consider for recommendation to the Board of Commissioners approval of an Amendment Plan. The Plan prepared by Core States, Inc., dated September 7, 2018, last revised January 19, 2019 shows the removal of the existing arbor, removal of brick hardscaping adjacent to the front entrance, regrading of a portion of the parking lot and renovation of the façade of the building. 

Expiration Date – N/A………..................……………………………….Zoning – ASDD1/MUST District

Applicant: Jonathon Baske, McDonald's Corporation

Property Owner:  MCD Ardmore, LLC

Applicant's Representative: Leslie Gerstein, Klehr Harrison Harvey Branzburg, LLP

On February 4, 2019 the Planning Commission recommended approval subject to the following conditions: 

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated January 28, 2019 shall be incorporated by reference into these conditions of approval to the extent the same is not in conflict with these conditions.

Landscape Plan:

2.     The applicant shall replace any plant material required with the previous application that is no longer present on the site. The applicant shall also work with staff to replace any plant material that is beyond its useful life.

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

4.     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 and streetscape amenities installed as part of this project. A draft covenant shall be submitted with the Amended Final Plan.

5.     A revised landscape plan complying with the applicable portions of the Natural Features Code Section 101-9, Zoning Code Section 155-87.25.E, and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan. The landscape plan shall be subject to the approval of Township staff.

Conditions from the Previous Approval:

6.     A minimum of two trash receptacles shall be provided in the seating area along Lancaster Avenue.

7.     At every shift change employees shall remove trash from the site.

8.     No trash or product delivery vehicles shall access the site during the morning, afternoon and evening peak operating hours.

9.     The minimum required plant size shall be increased to compensate for the reduced number of plants provided. Deciduous trees shall be at least 4” inch caliper, evergreen trees 12-14 feet in height, and shrubs 36” inches in height.

Conditional Use:

10.  The applicant shall comply with any conditional use conditions. The conditional use conditions shall be listed on the Final Plan.

Architectural Elevations:

11.          A traditional storefront entrance with side lights and a double entry door shall be provided.

11.  The applicant shall consider providing other low-cost accoutrements that can improve the façade.Two inset panels shall be added to the stucco above the metal canopy on the front elevation.

13.  The building shall be constructed substantially as shown on the architectural elevations prepared by Core States, Inc., dated September 7, 2018, last revised January 19, 2019 except for modifications required by these conditions of approval and any conditional use conditions.

14.  Architectural elevations and renderings of all sides of the proposed building shall be submitted with the Final Plan and shall notate all proposed materials. The applicant shall provide a chart to demonstrate compliance with the Architectural Design Standards in the MUST with the exception of any items approved under the Conditional Use application.

15.  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).

16.  All signage shall be subject to a separate review for compliance with the Zoning Code by the Zoning Officer.

Streetscape:

17.  A bicycle rack shall be provided on the site.

18.  The applicant shall coordinate with the Township on the final design of all proposed street furniture including benches, trash receptacles, tree grates and bicycle racks. Any changes made prior to construction shall be subject to the approval of staff.

Pedestrian Access:

19.  The crosswalks at the adjacent intersection of Lancaster Avenue and Ardmore Avenue shall be refurbished as directed by the Township. The Township’s standard crosswalk detail and specification shall be used for the right-of-way improvements.

Construction Details:

20.  A Minor Grading Permit shall be obtained for the construction.  Escrow for any required improvement shall be posted prior to issuance of the permit.

21.  During the active removal of the existing façade, the applicant shall ensure that the contractor takes appropriate measures to minimize dust at all times during active work. Multiple hoses and/or a water truck shall be provided on site to continually spray the building. The plan shall include the specific water measures to be used to reduce the dust during demolition.

22.  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.

23.  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.

24.  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.

25.  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.

Standard Conditions of Approval:

26.  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.

27.  If there are any proposed changes to outdoor lighting on the site, a 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.  The location of all transformers and utility boxes shall be shown on the Final Plan and shall be adequately screened as determined by staff. 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.

30.  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).

31.  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.

32.  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.

33.  The Amended 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 by the Board of Commissioners.

34.  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.

35.  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.

36.  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.