Consider for approval a Waiver of Land Development Plan. The Plan prepared by Moto Design Shop dated December 21, 2018, last revised February 15, 2019 shows the demolition of the existing building, construction of a three-story building for residential and related educational purposes and the removal of five parking spaces. 

The application requires the following relief which was recommended for approval by the Building & Planning Committee:

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

b.    Subdivision & Land Development Code Section 135-10A(3), to not provide a Preliminary Land Development Plan.

c.     Subdivision & Land Development Code Section 135-13, to not provide a Final Plan.

d.    Partial relief from Natural Features Code Section 101.9.A.1, Minimum Planting Standards, to only provide four evergreen trees and 48 evergreen shrubs on-site and provide the remaining 13 evergreen trees and nine evergreen shrubs elsewhere on the Lower Merion portion of the campus.

Expiration Date – N/A............................…….……………………….……..Zoning – RAA

Applicant: Kevin Kane, Saint Joseph's University

Property Owner: Maryland Province of the Society of Jesus,

Applicant's Representative: Fred Fromhold, Esquire, Fromhold, Jaffe & Adams

On April 10, 2019, the Building & Planning Committee recommended approval subject to the following conditions which shall be complied with on the grading permit plan. 

Township Engineer’s Review:

1.    The Township Engineer’s review letter dated February 25, 2019 shall be incorporated by reference into these conditions of approval to the extent the same is consistent with these conditions of approval with the exception of item C-20.

Zoning:

2.    The use of the one (1%) percent expansion provision shall be subject to the approval of the Zoning Officer. An as-built plan shall be submitted prior to the final escrow release that documents the amount of impervious surface constructed on the lot.

3.    The final number of parking spaces provided on this lot and the adjacent lot that are adjusted by this development shall be subject to the approval of the Zoning Officer.

4.    The height of the proposed building shall not exceed 35 feet, as defined by the Zoning Code.

Sidewalks:

5.    A five foot wide sidewalk shall be provided along the full frontage of Lapsley Lane.

Landscape Plan:

6.    The landscape plan shall be revised to show the correct calculation of required plant material under Natural Features Code Section 101-9.A.1, subsections 1-3. Any deficient plant material shall be provided.

7.    The applicant shall provide additional street trees to fill in any gaps along the existing street frontage as required by Subdivision and Land Development Code Section 135-30.

8.    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 Waiver Plan.

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

10.  The plan shall be revised to provide two bicycle racks on site.

11.  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 grading permit application.

Architectural

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

13.  The proposed building shall be substantially consistent with the architectural elevations prepared by Moto Design Shop, dated February 14, 2019, with the exception of any changes mutually agreed to with staff.

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

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).

Stormwater Management:

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

17.  Inlets shall be numbered on the plan for reference. The rim and invert elevations shall be provided.

18.  AASHTO No. 1 stone shall be used in the seepage beds. This shall be adjusted on the details and infiltration notes.

19.  The number of perforated pipe rows and the size of the pipe shall be corrected in the seepage bed detail.

20.  Clean-out/observation ports shall be provided as required/directed by the Township Engineer for seepage beds 1 and 2. The clean-outs and observation ports shall be shown in a plan view detail.

Traffic & Circulation:

21.  The “No Parking by Order of the Fire Marshal” signs on the property frontage shall be clearly identified in the legend. Additional signs shall be added if/as required by the Fire Marshal.

22.  The limits of paving on the adjacent parcel to the east and the parking area on the south side of the development shall be clarified on the plan.

23.  The final dimensions of the aisle width on the parking area on the south side of the development shall be provided and adjusted as directed by the Township Engineer and the Zoning Officer.

24.  The proposed porous walkways shall be shown to the curb line of Lapsley Lane.

25.  The access to Lapsley Lane on the southern portion of the property shall be clarified. The width of the access drive shall be provided at the cartway.

Construction Details:

26.  It shall be clarified in the impervious surface tabulations that the porous walkways have been excluded from the total allocation of impervious surface.

27.  A detail for the porous walkways shall be provided on the plan and shall comply with the Township standards in order for them to be excluded from the impervious surface allocation.

28.  The line labeled “UGC” shall be clarified in the legend. All symbols used on the service line shall be included in the legend. The lines shall be fully shown where located on the property.

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

30.  The service lines for the PECO manhole indicated shall be shown.

31.  A full reveal and depressed granite curb detail shall be provided on the plan.

32.  Depressed granite curb shall be indicated at the driveway access location and the length of depressed curb shall be dimensioned on the plan.

33.  The construction entrance detail shall be modified to indicate placement of the AASHTO No. 1 stone starting five (5’) feet from the cartway. Crushed stone shall be shown in the area between the start of the entrance and the curb line.

34.  Notes shall be added to the requested full reveal and depressed granite curb detail that include the following:

a.    The depressed curb height for the driveway shall be ¼ inch for each inch of existing curb reveal.

b.    Any curb replacement shall meet existing curb reveal height.

c.     One foot cut back is needed in the street area where any curb is adjusted and/or replaced.  All joints must be sealed.

d.    An additional concrete support is needed mid-span of each section of depressed curb in the driveway area.

35.  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.

36.  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.

37.  The applicant shall submit a demolition plan with the Final Waiver 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.

38.  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.

39.  The applicant shall submit a parking plan with the Final Waiver 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.

40.  The applicant shall replace the five parking spaces being removed from the site at the locations on the Lower Merion portion of the campus specified on the plan prepared by Moto Design Group dated December 21, 2018, last revised February 15, 2019 or at alternate locations on the Lower Merion portion of the campus subject to approval by Township staff. The five spaces shall be relocated and available for use prior to the parking lot at 41 Lapsley Lane being closed for the demolition and construction of the new building.

41.  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.

42.  The location of all transformers and utility boxes shall be shown on the Final Waiver 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:

43.  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.

44.  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.

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

46.  A copy of the revised plan shall be submitted with any changes highlighted and shall be accompanied by a letter indicating how each requested revision has been addressed in the re-submission.

47.  New 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).

48.  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.

49.  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.

50.  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.

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