Consider for recommendation to the Board of Commissioners approval of a Tentative Sketch Plan. The Plan dated February 21, 2017, last revised December 19, 2017, prepared by Site Engineering Concepts, LLC shows the demolition of eight (8) single family detached residential dwellings and two (2) maintenance garages, consolidation of 14 properties, and redevelopment of a five acre portion of the site for the construction of a new pool complex and relocation of four of the outdoor tennis courts.

Expiration Date – 1/25/2018...............…………………………………………Zoning – R2/R7/HROD

Applicant: George Broseman, Esquire, Kaplin Stewart

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

Property Owner: Merion Cricket Club

The application requires the following relief as recommended by the Planning Commission:

• Natural Features Code Section 101-5C(2b), to grade and install improvements in slopes exceeding twenty-five (25%) percent.

• Subdivision & Land Development Code Section 135-27K, to not dedicate additional right of way along Grays Lane, Elbow Lane and Cheswold Lane.

• Subdivision & Land Development Code Section 135-28, to not install sidewalks along the street frontage of the property.

The following conditions shall be complied with prior to the issuance of any permits by means of plan revision, completion or financial guarantee, unless specifically exempted. On Tuesday, January 9, 2018 the Planning Commission recommended approval subject to the following conditions:

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated December 29, 2017 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval or any waivers or modifications granted. With respect to item B.27 the applicant may provide an indemnity satisfactory to the Township to allow the Final Plan to be recorded.

Elevations:

2.     Architectural elevations and renderings of all sides of all proposed buildings and additions shall be submitted with the Preliminary Plan, including proposed materials, with the exception of the squash court addition. The squash court addition shall be subject to a separate review by the Historical Commission.

3.     The mean grade of the structures shown shall be verified. Documentation showing the calculations shall be provided. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

Historical Commission:

4.     The applicant shall provide restrictions enforceable by the Township to address the possible removal, modification and replacement of the remaining Elbow Lane structures and the landscaping of the area between those structures and Elbow Lane or shall submit an application to the Historical Commission to request that the remaining Elbow Lane properties be added to the Historic Resource Inventory as Class II Historic Resources.

5.     The applicant shall provide photographic documentation of both the exterior and interior of the residences on Elbow Lane prior to demolition.

6.     Selected materials and significant architectural elements from the structures to be demolished shall be salvaged where determined reasonably feasible by the applicant.

Landscape Plan:

7.     The applicant shall work with staff to identify locations where street trees can be provided along the existing frontage of the property.

8.     A maintenance and operations plan for the proposed landscaping along the eastern property line and southeastern corner of the property shall be submitted to the Township for review given its function as a buffer.

9.     The applicant shall investigate upgrading or replacing the existing board on board fencing located along the existing frontage on Grays Lane to provide a more refined buffer and site edge.

10.  A landscape plan complying with the applicable sections of the Natural Features Code, Subdivision & Land Development Code Section 135-30 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.

Sidewalks/Circulation:

11.  The applicant shall install sidewalks as required by Subdivision & Land Development Code Section 135-28A unless a waiver or partial waiver is granted.

12.  A pedestrian circulation plan for the site shall be submitted with the Preliminary Plan.

13.  Crosswalk signage (crosswalk ahead & crosswalk) as well as a center lane pedestrian crossing sign shall be provided along Grays Lane. The applicant shall maintain the center lane pedestrian crossing sign and replace the sign as needed or every two years.

14.  An ADA accessible ramp shall be provided on Grays Lane opposite of the proposed crosswalk.

15.  The existing crosswalks in the vicinity of the property shall be refurbished if determined necessary by the Director of Building & Planning. 

16.  Top and bottom of curb elevations shall be provided along the proposed driveway.

17.  Full reveal curb shall be installed where the old driveway is to be revised on Grays Lane. The length of full reveal and depressed granite curb shall be dimensioned.

18.  A detail of the geo-block stabilized access drive to be used on the Elbow Lane properties shall be provided. Depending on the design, those areas may be required to be considered as non-porous. 

Utilities:

19.  The water service shall be kept a minimum isolation distance of ten (10’) feet to the sanitary sewer lines. The minimum distance shall be shown on the plans.

20.  The location of the utility disconnection point shall be shown for each lateral and service.

Construction Details:

21.  Separate building permits shall be obtained for the pools. The pools, equipment, and enclosure shall comply with the 2009 IBC, Section 3109.

22.  The location of proposed fencing shall be shown on the Final Plan and the applicable grading plan. The height of the fence shall be labeled and a detail provided. The design shall comply with all applicable zoning requirements.

23.  A Highway Permit is required for the work proposed within the right of way of Grays Lane.

24.  The construction entrance shall be relocated outside of the area for excavation of proposed utilities where feasible.

25.  A detail of the retaining walls shall be provided. Calculations shall be provided for wall heights exceeding four (4’) feet. Top of wall and bottom of wall elevations shall be added to clarify the design.

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

Stormwater Management:

27.  The applicant shall investigate the installation of stormwater best management practices on the site such as creating breaks in curbing around planted islands to aid in stormwater absorption.

28.  Calculations qualifying the erosion control measures shown on the plan shall be provided.

29.  All invert elevations shall be provided on the seepage bed plan view details.  

30.  The invert elevation for the outlet pipe from sediment trap No. 2 shall be consistent in the stormwater calculation and the drawings.

31.  Inlet protection shall be provided for all existing inlets downgrade of the earth disturbance and for all proposed inlets until final stabilization of the site is achieved. A detail consistent with Township standards shall be included on the plan. 

Plan Requirements:

32.  The tabulation of the building square footage used in the generation of the required parking shall be itemized in greater detail. The approval of the values used and final determination of the parking requirements shall be made by the Zoning Officer.

33.  Plan view details with better scale shall be used in the areas of the proposed buildings to more clearly represent the location of trench drains, conveyance piping, roof drain connections, etc. This shall be submitted with the Preliminary Plan.

Standard Conditions of Approval:

34.  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.

35.  Additional utility improvements that result in material changes to the approved plan including loss of required parking, changes to circulation patterns or alteration of the quantity or location of landscaping shall require an amendment to the plan.

36.  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.

37.  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 the Tentative Sketch Plan approval by the Board of Commissioners.

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 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.

40.  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.

41.  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.