Consider for recommendation to the Board of Commissioners a Tentative Sketch Plan prepared by Site Engineering Concepts, LLC dated March 16, 2016, last revised October 20, 2016 showing the consolidation of the two properties, demolition of two existing warehouse/manufacturing buildings and the construction of two hotels, one with 124 rooms and one with 139 rooms. The applicant shall comply with all of the conditions of approval.

Expiration Date – 11/30/2016............………….................Zoning – M-District

Applicant – Stephen Gibson, Penn Real Estate Group

Property Owner –  Footbridge, L.P. & Bridgehead L.P. 

Applicant’s Representative – Fred B. Fromhold, Esquire, Fromhold Jaffe & Adams

On Monday, November 7, 2016 the Planning Commission recommended approval subject to the following conditions:

Zoning Hearing Board Order:

1.      The Zoning Hearing Board order and all conditions imposed under the Order shall be listed on the Final Plan.

Site Design:

2.      The applicant shall consider constructing a separate parking garage, placing parking beneath the buildings, or requesting that some of the required parking be held in reserve to reduce impervious surface and increase open space along the river.

3.      The applicant shall consider shifting Hotel 1 closer to the historic building enhancing  and eliminating the single drive aisles to and from the existing office building and creating a  the tree lined entrance boulevard into the site with only two lanes of travel in  as well as the addition to a pull off area in front of the hotel entrance.

4.      The applicant shall consider combining the driveway leading back to the fitness center with the driveway that provides access to the southern facades of the hotels by creating one lane in each direction separated by a tree lined boulevard which contains pull-offs for the pick-up and drop off of guests in front of Hotel 2.

5.     The applicant shall consider including decorative crosswalks that consist of alternate paving materials such as stamped asphalt, rather than painted crosswalks, along major pedestrian routes on the site. Areas include from parking areas to the main entrances of the hotels and across drive aisles.

6.     The applicant shall pursue the acquisition or use of the Township parcel prior to the submission of a Preliminary Plan. Depending upon the outcome, the Preliminary Plan may include the parcel in the overall site design.

7.     Elevations of all sides of the proposed hotel buildings, including a list of materials, shall be submitted prior to approval of with the Preliminary Plan. Renderings shall also be submitted.

8.     The mean grade of each structure shall be evaluated and shown on the Preliminary Plan. The architectural plans shall conform to the grading proposed on the site plan.

Traffic, Circulation & Parking:

9.     A “Pavement Marking and Signage Plan” shall be submitted with the Preliminary Plan. “Stop” signs and bars shall be shown at aisles where required. Centerline striping shall be added to better direct traffic. All two-way aisle widths shall be dimensioned and shall be a minimum of twenty- two (22’) feet for ninety (90^o) degree stalls with two-way traffic flow.

10.   A chart shall be included on the plan that documents compliance with the required number of ADA parking spaces per the Building Code.

11.   Bollards shall be provided at the emergency access to the trail. A detail of the bollards shall be shown on the Preliminary Plan and shall include similar the same safety and access measures as those that were installed on the Cynwyd Heritage Trail.

Trail:

12.   The applicant shall work with staff and the owner of AFC Fitness to extend the trail closer to the lease line entrance of the fitness center or shall provide a turn-around at the terminus of the trail shown on the plan.

13.   The design, width and section thickness of the proposed trail shall be adjusted since emergency access over the trail area is proposed. The final design of the trail shall be subject to the approval of the Fire Marshal and the Township Engineer. Details shall be provided on the Preliminary Plan.

14.   The applicant shall prepare a design drawing showing the potential A paved continuation of the proposed trail with a minimum width of five (5’) feet shall be provided across 601 Righters Ferry Road to provide continuity for future connections. The parking area for 601 Righters Ferry Road shall be adjusted as needed. The parking aisle shall be dimensioned as twenty-two (22’) feet.

Stormwater Management:

15.   The applicant shall provide stormwater management Best Management Practices including such measures as additional rain gardens, curb cuts and stormwater bump-outs to manage and/or recharge the runoff generated by the roof area of the new buildings

16.   If and as required, Aan energy dissipater and endwall shall be shown at the termination of any stormwater discharge pipes. excepting any stormwater discharge pipes that lead directly to the Schuylkill River. An endwall shall be provided. A detail shall be shown on the Preliminary Plan

Landscape Plan:

17.   The applicant shall work with staff to conserve existing plant material located between the trail and the Schuylkill River by protecting significant trees during construction, performing selective pruning and by removing vines and other invasive plants.

18.   A Landscape Plan complying with Natural Features Code Sections 101-9, 101-5B and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.

19.   The applicant shall better enhance the integratione of the proposed trail and Pencoyd Square.

20.   The applicant shall explore providinge a wider connection to the existing trail on the adjacent property.

21.   The applicant shall consider providing pathways that connect to the public gathering space and Plaza A on the adjoining property.

22.   All sidewalks connecting the trail to any proposed drive aisle shall be at least 5 8-10 feet in width to allow pedestrians and cyclists to pass one another safely.

23.   The applicant shall include bike racks and a bike pump along the proposed trail in the vicinity of Pencoyd Square. The bike racks and bike pump shall be consistent with those installed along the Cynwyd Heritage Trail.

24.   Applicant shall work with staff to enhance bike and pedestrian connections to the trail. Bike connections shall be encouraged around, but not through, the Pencoyd Square. Bike and /pedestrian connections shall be provided across applicable driveways and parking lots to connect the trail and Pencoyd Square to the entrance to the site. These connections shall have depressed curb.

25.   SeatingBenches shall be provided along the trail and in Pencoyd Square.

26.   The applicant shall work with staff to achieve the following:

•        To incorporate materials such as rails, boulders or other materials salvaged from demolition on the site for incorporation into the landscape plan.

•        To provide better path connections between the trail and logical building access locations.

•        To facilitate better integrate access from from the any proposed public patios towith the trail easement through landscaping, furnishings or architectural treatments.

•        To delineate trailhead parking spaces similar to the proposed public spaces to be located at the Rock Hill Road Trailhead of the Cynwyd Heritage Trail, subject to the Township conveying the vacant pump station parcel to the Applicant, and also subject to Zoning Hearing Board approval

Construction Details:

27.   A certification by a civil engineer of the condition of the existing retaining walls to remain shall be provided. Any recommended improvements/repairs shall be a condition of any permit issue.A note shall be added to the Plans that the Applicant shall be responsible for maintaining the river retaining wall on the Property. 

28.   Details for any proposed curbs and inlets shall be provided on the Preliminary Plan. The inlets shall be bicycle friendly.

29.   Fire hydrant locations shall be provided if/as directed by the Fire Marshal and shall be shown on the Preliminary Plan.

30.   “No Parking by Order of the Fire Marshal” signs shall be shown where required by the Chief Fire Officer.

31.   Delivery and fire truck maneuverability shall be demonstrated on diagrams to be submitted with the Preliminary Plan.

32.   An Emergency Evacuation Plan shall be developed and shall be subject to the approval of the Township’s Emergency Management Coordinator. The Evacuation Plan shall be submitted with the Preliminary Plan. Adequate signage for the evacuation route shall be provided and shown on the Preliminary Plan.

33.   The required setbacks shall be shown on the plan.

Standard Conditions of Approval:

34.   All sheets in the plan set shall contain a scale.

35.   A lighting plan shall be submitted with the Preliminary Plan. The location, luminaire type, wattage, pole height and illumination patterns shall be indicated. The lighting shall be designed to reduce the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties.

36.   Revisions to the planThe Applicant shall meet with the Township Engineer to discuss address the Township Engineer’s October 31, 2016 November 1, 2016  review letter prior to submission of the Preliminary Plan.

37.   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.

38.   Approval of this Tentative Sketch Plan does not ensure that the developer or the owner can ultimately develop the property as shown on the plan. The proposed development’s compliance with various Township ordinances, including but not limited to the Natural Features Conservation Code shall not be determined until the applicant submits a Preliminary Plan for Township approval.

39.   The Preliminary 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.

40.   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.

41.   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.

42.   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.