Consider for recommendation to the Board of Commissioners a Tentative Sketch Plan prepared by Bohler Engineering, dated June 6, 2016, last revised September 19, 2016, showing the construction of an 87 unit, six-story apartment building above at grade parking, associated pathways and the reconfiguration of the existing parking lot and loading areas located in the northwestern portion of the property. The applicant shall comply with all of the conditions of approval. 

Expiration Date: 12/1/2016...................................................Zoning: CAD/BCR

Applicant - George Broseman, Esquire, Kaplin Stewart

Property Owner - Federal Realty Investment Trust

Applicant's Representative - George Broseman, Esquire, Kaplin Stewart

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated September 30, 2016 shall be incorporated by reference into these conditions of approval, except that (i) as to item B.27, applicant may provide an indemnification satisfactory to the Township to allow the Final Plan to be recorded and (ii) as to item C.8, at Preliminary Plan approval the plans shall show how the multipurpose path complies with the Township Code.

Architectural Elevations:

2.     Elevations of all sides of the proposed building and the parking garage, including a list of materials, shall be submitted with the Preliminary Plan.

3.     The applicant shall investigate ways to relate the building to the street, including but not limited to additional pedestrian connections to the multi-purpose path from the building, a stairway entrance from the second floor to the front of the building, or paving the proposed fire access so that it also functions as an outdoor gathering space for residents that connects to the pathway.

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

Landscape Plan:

5.     The applicant shall meet with representatives of the neighbors that are parties to the 2014 settlement agreement and staff to discuss the landscape plan for the project, including the buffer along St. Asaphs Road prior to filing the Preliminary Plan.

6.     The proposed fence along the property boundary with the Church of St. Asaph’s shall contain a gate.

7.     The applicant shall provide a chart indicating how the proposal complies with the greening standards contained in Subdivision & Land Development Code Section 135-41.4 with the Preliminary Plan.

8.     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.

9.     If any recreation area will be provided for the project, it shall be shown on the landscape plan.

Pedestrian Circulation:

10.  A pedestrian circulation plan shall be provided with the Preliminary Plan to identify any gaps in the pedestrian circulation throughout the site.

11.  Sidewalk and curb shall be noted on the plan to be repaired/replaced at the direction of the Township in order to comply with applicable maintenance standards.

12.  Details of the multi-purpose path shall be provided on the Preliminary plan. 

Traffic, Circulation & Parking:

13.  The parking space that is in conflict with the Fire Truck emergency access path shall be eliminated if/as directed by the Fire Marshal.

14.  The applicant shall submit the required Transportation Impact fee with at the time of the issuance of the building permit application.

Stormwater Management:

15.  The applicant shall investigate stormwater best management practices (BMPs) for the reconfigured parking area, such as breaks in the curbing to allow for stormwater infiltration.

16.  Erosion control measures and a proposed construction access location shall be provided on the Preliminary Plan with details that conform to Township standards. Certification attesting to the completeness shall be provided on the Erosion Control Plan.

17.  A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of the seepage bed and prior to the start of earthmoving activities.

Deliveries/Trash Pick Up:

18.  The number of trucks accessing the loading areas affected by the project, including the timing of deliveries, shall be evaluated with the Preliminary Plan to ensure that there is efficient traffic circulation through the development.

Plan Requirements:

19.  The location of all existing and proposed utility services in the development area shall be provided on the Preliminary Plan.

20.  A fill material and topsoil stockpile location shall be provided.

21.  The location of all transformers and utility boxes shall be shown on the Preliminary Plan.

Standard Conditions of Approval:

22.  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.

23.  Revisions to the plan shall address the applicable provisions of the Township Engineer’s September 30, 2016 review letter in accordance with condition no. 1.

24.  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.

25.  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.

26.  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.

27.  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.

28.  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.

29.  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.