Consider a Tentative Sketch Plan. The Plan prepared by Chester Valley Engineers, Inc. dated December 15, 2017 and last revised February 16, 2018 shows the consolidation of 9 & 11 Elliott Avenue with a lot line change between the consolidated Elliott Avenue parcel and the W. Lancaster Avenue parcel, construction of a two-story building totaling 15,284 gross square feet fronting on Elliott Avenue; reconfiguration and expansion of the existing parking lot on Elliott Avenue to create 40 parking spaces and reconfiguration of the existing surface parking lot on 762 W. Lancaster Avenue to create six parking spaces.

The application requires the following relief which was recommended by the Planning Commission:

A.    Stormwater Management and Erosion Control Code Section 121-4A(19), 121-4C(5): To allow drainage from the roof area of the addition to cross from the Lower Merion Drainage Area into the Darby-Cobbs, subwatershed A, Drainage area.

Expiration Date – 4/19/2018..............................…………………Zoning – BMVD-4/BMVD-3/R-4

Applicant: Michael Convery

Applicant's Representative: Denise Yarnoff, Esquire, Riley Riper Hollin and Colagreco

Property Owner: Aqua Pennsylvania, Inc. 

The following conditions shall be complied with on the Preliminary Plan. On Monday, April 2, 2018 the Planning Commission recommended approval subject to the following conditions:

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated February 23, 2018 shall be incorporated by reference into these conditions of approval.

Architectural Elevations:

2.     Architectural elevations and renderings of all sides of the proposed building shall be submitted with the Preliminary Plan, including proposed materials. Compliance with the Architectural Design Standards in the Zoning Code shall be included on the plans.

3.     The door in the proposed building located along Elliott Avenue shall be a primary pedestrian access into the building and shall include glazing.

4.      The applicant shall provide photographic documentation of the exterior of the buildings on Elliott Avenue prior to demolition.

5.      The new building shall be designed as a separate building from the existing Aqua building to include a fire wall that separates the buildings in compliance with the International Building Code fire rating requirements. Any openings in the fire wall shall comply with the International Building Code fire wall opening limitations.

6.      The mean grade of the addition shall be calculated and shown on the plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

Landscape Plan & Greening Standards:

7.     A revised landscape plan, complying with Natural Features Code Section 101-9, Subdivision and Land Development Code Sections 135-30 and 135-41.4, Zoning Code Section 155-213.E and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.

8.     An urban garden shall be provided along Elliott Avenue where the face of the proposed building steps back from the build to line.

9.     The applicant shall consider providing an educational component to the project to highlight the environmental benefits of greening.

Stormwater Management:

10.  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.

11.  Erosion control measures shall be provided on the Preliminary Plan submission. The proposed construction access location shall be indicated. Details that conform to Township standards shall be shown. Certification attesting to the completeness shall be provided on the Erosion Control Plan.

12.  The limits of the possible rain garden shall be clarified. The full design shall be submitted with the Preliminary Plan.

Parking & Circulation:

13.  Two additional parking spaces shall be provided.

14.  Documentation of the areas that have been excluded from the gross building area to determine the required parking shall be provided to the Zoning Officer.

15.  The parking calculation shall be revised to indicate that a total of 10 parking spaces may be borrowed from a municipal parking lot.

16.  A crossover access easement and a shared parking agreement shall be provided for the required parking that is located on 762 W. Lancaster Avenue but serves this development and for the portion of the row of eight parking spaces in the Elliott Avenue parking lot that is located across the property line.

17.  The applicant shall submit a pedestrian circulation plan with the Preliminary Plan submission to evaluate pedestrian access to both the on and off-site parking.

18.  The radii at all driveway access/egress shall be shown on the plan and shall be determined adequate by the Township Engineer.

19.  Stop bar/signage shall be clearly indicated on the plan at the driveway access to Elliott Avenue. Double yellow lines shall be provided to better delineate two-way traffic aisles.

Construction Details:

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

21.  A detail of the pavers shall be provided. Clarification of the treatments in the public sidewalk shall be shown on the Preliminary Plan.

22.  Details of the masonry seating wall shall be shown on the Preliminary Plan.

23.  Sidewalk and curb shall be noted on the plan to be repaired/replaced at the direction of the Township.

24.  Existing depressed curb, not part of the proposed driveway access, shall be raised to full reveal.

25.  A full reveal and depressed granite curb detail shall be provided on the Preliminary Plan. The length of depressed curb for the driveway and any curb to be raised to full reveal shall be dimensioned on the plan.

26.  Concrete apron shall be noted at the driveway. The sidewalks shall be carried across the driveway at grade.

27.  Details of the concrete apron and sidewalk shall be provided on the Preliminary Plan and shall conform to Township standards.

Utilities:

28.  The location, size, material, and slope of any proposed sanitary lateral shall be shown on the Preliminary Plan.

29.  The location of any proposed utility services shall be shown on the Preliminary Plan.

30.  The location of service utilities in the area of construction shall be shown on the plan from the mains to the structure served.

Standard Conditions of Approval:

31.   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.

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

33.  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.

34.  Revisions to the plan shall address the Township Engineer’s February 23, 2018 review letter.

35.  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.

36.  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.

37.  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.

38.  The owner will 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.

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