Consider for approval a Preliminary Land Development Plan. The Plan dated December 3, 2018, last revised December 21, 2018 prepared by Site Engineering Concepts, LLC shows the demolition of a two-story portion of Crosman Hall with an 8,162 square foot footprint being replaced with a three-story addition with an 11,245 square foot footprint.

Expiration Date: 3/4/2019..............................................................................Zoning - R4/R6A/HROD

Applicant: James Ettelson, Esquire, Royer Cooper

Applicant's Representative: James Ettelson, Esquire, Royer Cooper

Property Owner: The Haverford School

On Wednesday, January 9, 2019 the Building & Planning Committee 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 2, 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/Site Design:

2.     The proposed building addition shall be constructed substantially as shown on the architectural elevations prepared by Wallace Roberts & Todd, LLC. dated December 3, 2018, except for any de minimis changes, including those mutually agreed to with staff.

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

4.     The mean grade of the proposed addition 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.

5.     The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing structure, 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.

Landscape Plan/Streetscape:

6.      Shrubs shall be installed underneath the driplines of the 37” and 11” oak trees adjacent to Palmer House to prevent vehicles from parking beneath the trees. Any gravel that has been placed in this area shall be removed.

7.      The landscape plan shall be revised to use the correct new building footprint of 3,083 square feet and to include the public road frontage calculations on Sheet L-100. The amount of required plant shall be updated accordingly.

8.      The Planting Schedule on sheet L-101 shall be revised to include the total number of each type of plant material provided. All required plant material shall meet the minimum size requirements in Natural Features Code Section 101-9.A.2.b.

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

10.  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

11.  The applicant shall provide bicycle racks on the campus. The applicant shall work with staff on the design and location of the bicycle racks.

12.  A revised landscape plan complying with Natural Features Code Section 101-9 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

13.  The applicant shall take appropriate precautions to minimize damage to the root system of existing trees in the area of construction.

Stormwater:

14.  Inlet sediment protection shall be clearly shown on the plan for all inlets in the disturbed area in addition to those that will receive runoff from the disturbed area. A detail consistent with Township standards shall be provided on the plan.

15.  An accurate representation of the outflow locations of the perimeter drains shall be provided.  The locations shown must be verified in the field.  Additional treatment of the discharge point shall be noted to be provided as required or as directed by the Township.

16.  A detail of the 24” solid cover noted to be placed over the PennDOT 2’ x 4’ inlet boxes at the proposed seepage bed shall be provided. The frame shall be designed for vehicular loading and shall have sufficient detail for review/approval. The cover shall clearly indicate a storm drainage designation.

17.  The distance from the piping to the seepage bed sides and the distance between the pipe sections shall also be clearly dimensioned on the detail.  The 2’x4’ inlet boxes shall be clearly shown in the detail plan view and be labeled.

18.  AASHTO No. 1 stone shall be specified as the recharge stone in the basin detail. Only the void volume of the AASHTO No. 1 stone shall be considered in the recharge volume calculations. The void volume of the AASHTO N0. 57 stone used for pipe bedding shall be neglected in the calculations of the provided recharge volume.

19.  The detail of the porous paving section shall indicate geotextile fabric on any side that is in direct contact with soil. The ½” stone choker course thickness dimension shall be clarified and the grade of stone to be used shall be specified. The specifications of the porous paving material shall be submitted and shall be subject to the approval of the Township Engineer.

20.  The conflict between the roof runoff conveyance piping and the light pole on the south side near the walkway shall be corrected on the plan.

21.  The size, material and slope shall be provided for the piping shown on the northern side of the proposed building. The capacity of all piping that is subject to modified drainage conditions by this development shall be clearly documented in the calculations.

22.  The limits of the existing stormwater management basins on the southern side of the project area shall be more clearly indicated. The existing basins shall be numbered on the plan for reference.

Traffic:

23.  The traffic study shall be revised to document the enrollment that existed at the time of the observations. A comparison of the actual enrollment to the maximum enrollment cap shall also be performed. The resulting observations shall be extrapolated if/as required to account for projections at the full enrollment level.

24.  Since short duration traffic queues were observed on Lancaster Avenue and Railroad Avenue the applicant shall perform a post development observation of the driveway operations. Approved mitigation measures shall be implemented if/as directed by the Township.

25.  The traffic study shall be revised to evaluate the full impact of and to quantify the prohibition of certain left turn movements. The study shall also be revised to include other mitigation measures such as staggered start and dismissal times and increased assistance staff during the drop-off/pick-up times.

Utilities:

26.  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.

27.  The size, material and slope of the proposed sanitary lateral shall be clarified. The location and flow direction for the new building connection to the main shall also be clarified.

28.  Existing inlets and manholes within the project area shall be numbered for reference.

Construction:

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

30.  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.

31.  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.

32.  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.

33.  All stair tread and riser dimensions and railing designs shall comply with the Building Code.

34.  Pedestrian access shall be maintained through the campus during the construction and installation of new walkways.

Standard Conditions of Approval:

35.  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.

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

37.  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.

38.  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.

39.  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).

40.  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.

41.  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.

42.  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.

43.  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.

44.  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.