Consider for recommendation to the Board of Commissioners approval of a Preliminary Land Development Plan. The plan prepared by Core States Group is dated July 15, 2019, last revised November 21, 2019 and shows the demolition of the existing building, construction of a one-story, 3,028 sq. ft. bank, construction of 15 parking spaces; construction of a free-standing drive-up ATM machine and installation of a stormwater management system. The following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. 

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

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

B.    Stormwater Management & Erosion Control Code 121-4.B.2.a.1, to not recharge the increase in volume of stormwater runoff generated by the proposed development due to low infiltration rates.

Expiration Date – 1/31/2020…………........................................…………………….…...Zoning – C1

Applicant: Todd Samms, JP Morgan Chase Bank, N.A.

Property Owner: JP Morgan Chase Bank, N.A.

Applicant's Representative: Matthew N. McClure, Ballard Spahr LLP

On Monday, January 13, 2020, the Planning Commission recommended approval subject to the following conditions:

Township Engineer’s Review:

1.      The Township Engineer’s review letter dated January 3, 2020 shall be incorporated by reference into these conditions of approval to the extent the same is not consistent with these conditions of approval except item B-11 which shall be revised to 'as feasible'.

Architectural Elevations:

2.      Architectural elevations and renderings of all sides of the proposed building shall be submitted with the Final Plan, including the proposed materials.

3.      The proposed building shall be constructed substantially as shown on the architectural elevations prepared by Core States Group dated June 19, 2019, last revised December 17, 2019 with the exception of any de minimis changes including those mutually agreed to with staff.

4. The applicant shall continue to work with staff to investigate the use of translucent glass on the windows on the front elevation along Lancaster Avenue.

5.The applicant shall provide a flat roof on the building.

6.The applicant shall explore lowering the glazing on the building.

7.The applicant shall document the total square footage of the building that is subject to parking requirements prior to recording the Final Plan.

8.      All signage shall be subject to a separate review for compliance with the Zoning Code by the Zoning Officer. The applicant shall work with staff to provide appropriate signage for this site which is adjacent to a historic district.

9.      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).

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

Traffic Impacts:

11.      The applicant shall obtain a Pennsylvania Department of Transportation (PennDOT) Highway Occupancy Permit (HOP) for the proposed revisions to the access point along Lancaster Avenue. All plans, calculations and correspondence submitted to PennDOT for the HOP shall be provided to the Township who shall also be notified of any meetings scheduled with PennDOT regarding the site and the HOP application.

12.      The applicant shall provide additional right-of-way along Lancaster Avenue and Haverford Station Road to facilitate the creation of new left-turn lanes at the intersection per the PennDOT plans.

10.    The applicant shall clarify the demolition note “J” to indicate that the traffic light mast arm and foundation shall remain and be protected for the duration of the construction. All references to reinstallation shall be removed from the plan. The applicant shall coordinate with the Township and PennDOT on this item.

11.    A sign prohibiting left turns from the parking lot onto Lancaster Avenue shall be installed at the proposed entrance along Lancaster Avenue subject to the approval of PennDOT through the HOP process.

Multimodal-Access:

12.    All sidewalks, crosswalks and ADA ramps shall conform to ADA standards. A detail shall be included on the plan that demonstrates adequate sidewalk width is provided considering the location of the parking meters along Old Railroad Avenue.

13.    ADA ramps shall be replaced as directed by the Township. The location of the replacement ramps and crosswalks shall be coordinated with the Township and PennDOT if/as required.

14.    The crosswalks at Lancaster Avenue and Haverford Station Road shall be refurbished with high visibility, durable pavement markings if/as directed by the Township. All work shall be in accordance with PennDOT standards.

15.    The grade of the driveways/sidewalks at their interface shall be adjusted to maintain the sidewalk grade rather than the sloping design currently shown.

16.    The applicant shall investigate with SEPTA the possibility of relocating the existing bus stop at the intersection of Lancaster Avenue and Haverford Station Road to the corner of Lancaster Avenue and Old Railroad Avenue. The applicant shall also consider providing a bus shelter for the relocated bus stop.

Landscape Plan:

17.    Street trees shall be provided along all street frontages in accordance with Subdivision and Land Development Code Section 135-28. Final locations of all street trees shall be subject to the review of the Shade Tree Commission and the Traffic Safety Unit of the Lower Merion Police Department.

18.    The applicant shall replace the six Ginkgo biloba 'Autumn Gold' trees with six native canopy trees of similar physical and aesthetic qualities subject to the approval of Township staff.

19.    The applicant shall replace the four White Pine trees with another variety of native evergreen tree subject to the approval of Township staff.

20.    The three Spilled Wine Weigela deciduous shrubs shown at the vehicular exit between the sidewalk and the buffer onto Old Railroad Avenue shall be labeled on the planting plan.

21.    The applicant shall label the five Perovskia atriplicifolia, Russian sage shown at the vehicular exit onto Old Railroad Avenue on the planting plan.

22.    The applicant shall work with staff to screen the drive-up ATM.

23.    Each individual perennial in the swale slope plant list schedule shall be identified on the planting plan with locations and quantities. The applicant shall consider incorporating native plants such as Baptisia australis, Blue false indigo and Asclepias tuberosa, Butterfly weed into the plant schedule for the swale.

24.    Each individual perennial in the basin and swale bottom plant list shall be identified on the plant schedule and on the planting plan with locations and quantities. The applicant shall consider incorporating native plants such as Eupatorium perfoliatum, Boneset, Asternovi-belgii, New York Aster, Asclepias incarnata, Swamp milkweed and Onoclea sensibilis, Sensitive fern into the plant schedule.   

25.    The plan shall be revised to provide two bicycle racks on site. The applicant shall work with staff on the style and location of the bicycle racks.

26.    A revised landscape plan complying with Natural Features Code Section 101-9, Subdivision and 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.

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

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

29.    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. A draft covenant shall be submitted with the Final Plan.

Construction Details:

30.    The applicant shall pay the Township a daily fee as determined by the Parking Services Department for the cost of any parking meters removed as a result of construction for each day the meters are not in operation.

31.    The applicant shall remove and dispose of the existing meter posts along Old Railroad Avenue prior to construction after the Township has removed the meter heads.

32.    The applicant shall install new meter posts once construction is complete as directed by the Parking Services Department.

33.    Depressed curb shall be clearly labeled at the new driveway access locations on Sheet C5. 

34.    The length of existing depressed curb to be raised to full reveal shall be clearly indicated and dimensioned on Sheet C5.

35.    The detail of the concrete apron to be used shall be clarified on the plan. Details that are not used shall be removed from the plan to avoid confusion.

36.    The location of the replacement ADA ramps and crosswalks shall be coordinated with the Township and PennDOT if/as required.

Demolition:

37.    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.

38.    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.

39.    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.

40.    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.

41.    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.

42.    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.

Utilities:

43.    The applicant shall show the location and size of the existing sanitary sewer lateral for the existing building on the demolition plan.  Demo key note “S” identifies that lateral to remain but does not point to anything on the plan view.

44.    The applicant shall clarify the demolition note “AA” to indicate that the electrical box shall remain and be protected for the duration of the construction. 

45.    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 Plan Items:

46.    A Planning Module or Exemption shall be approved by the City of Philadelphia and the DEP.

Lighting:

47.    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.

48.    The lighting plan shall be designed to comply with the IECC or the ANSI/ASHRAE/IES Standard 90.1 that is in effect at the time of the application.

Standard Conditions of Approval:

49.    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.

50.    The applicant shall install a Knox Box entry system at the exterior of all commercial, institutional and multifamily residential buildings at or near the main entrance to the building and/or at other locations as determined and approved by the Fire Marshal.

51.    The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing structures, including but not limited to stone, brick, 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.

52.    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.

53.    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).

54.    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.

55.    The Final Plan, complying with all 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.

56.    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.

57.    The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ 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.

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