Consider for recommendation to the Board of Commissioners a Tentative Sketch Plan. The Plan prepared by Bohler Engineering dated March 30, 2018, last revised June 15, 2018 shows the demolition of all existing buildings; construction of a six-story building containing modern senior living apartments, assisted living and memory care services with 84 units, 96 beds and 68 parking spaces; reconfiguration of the existing curb cut off Rock Hill Road and elimination of the curb cut off Belmont Avenue; and construction of a ten-foot sidewalk and ten-foot landscape verge along Rock Hill Road and Belmont Avenue.

Applicant: John Lombardo, LCB Senior Living

Applicant's Representative: Jonathan Spergel, Esquire, Manko Gold Katcher and Fox

Property Owner: 211 Belmont Newco Associates

Expiration Date – 8/4/2018………………..............…………………..…Zoning – C2/ROHO/HROD

On July 2, 2018 the Planning Commission recommended approval subject to the following conditions which shall be complied with on the Preliminary Plan:

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated June 25, 2018 shall be incorporated by reference into these conditions of approval when not in conflict with the conditions below.

Traffic & Circulation:

2.     The Preliminary Plan shall show the planned roadway improvements and shall be coordinated with the Township design of the roadway, including the curb, sidewalk and stormwater management current draft iteration of the Township’s planned roadway improvements at segments of Rock Hill Road and Belmont Avenue adjacent to the proposed development. In the event the Township elects to pursue the planned roadway improvements at segments of Rock Hill Road and Belmont Avenue adjacent to the proposed development, the Applicant shall cooperate with the Township in connection with the final design and implementation of the Township’s project. The applicant shall meet with the Township prior to the submission of the Preliminary Plan to continue to coordinate the proposal with the planned roadway improvements.

 3.     A left turn lane shall be provided for traffic entering the site from Rock Hill Road, if permitted required by PennDOT. This shall be shown on the Preliminary Plan and coordinated with a possible crosswalk and pedestrian refuge area.

4.     Feasibility for the addition of an emergency vehicle drive to Belmont Avenue shall be provided, if requested by the Fire Marshal. 

5.     A revised traffic impact study shall be submitted with the Preliminary Plan that fully evaluates the proposed driveways and selected intersections to include at a minimum Rock Hill Road and Conshohocken State Road, Rock Hill Road and Belmont Avenue, Belmont Avenue and Levering Mill Road, Belmont Avenue and Old Belmont Avenue and Belmont Avenue and the ramps to I-76. The levels of service shall be evaluated. The applicant shall contact the Township Engineer’s office to discuss and develop the assumptions that will be used in the analysis. The increase in PM peak trip generation shall be verified. 

6.     The actual sight distance triangles shall be shown for the driveway. The sight distance shall meet the minimum safe stopping distance required by Penn DOT Publication Title 67, Chapter 441. Calculations shall be provided as necessary. It shall be noted what improvements are necessary to be performed to achieve the required sight distance. The final configuration of the driveway shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department.

7.     Stop bars and centerline pavement markings shall be provided as required to provide safe and efficient movement of traffic. “Do Not Enter” and “One-Way” signage shall be provided. Pavement marking arrows shall be added to clarify vehicular traffic flow direction. All traffic control signage and pavement markings shall be provided on a “Signage and Pavement Marking” Plan to be submitted with the Preliminary Plan.

8.     Maneuverability diagrams shall be submitted with the Preliminary Plan. Adequate turning radii for all service and passenger vehicle movements shall be documented. Fire truck access and maneuverability shall be fully documented if and as required by the Fire Marshal. 

9.     A Highway Occupancy Permit (HOP) shall be obtained from Penn DOT for the new driveway. The Township shall be copied on all correspondence and shall be include in all meetings with Penn DOT for this development.

FEMA Floodplain:

10.  The applicant shall not submit receive a Preliminary Plan application approval until FEMA has made a determination on the floodplain.

Conditional Use Conditions:

11.  The applicant shall provide a response to the conditional use conditions with the Preliminary Plan submission.

Steep Slopes:

12.  Documentation of manmade steep slopes shall be submitted with the Preliminary Plan and shall be subject to the approval of the Township Engineer. If the applicant cannot document to the satisfaction of the Township Engineer that either the slopes are manmade, or that no alternative location for the driveway is feasible, then an alternative driveway location shall be identified or a variance shall be obtained from the Zoning Hearing Board.

Architectural Elevations:

13.  Elevations of all sides of the proposed building, including a list of materials, shall be submitted with the Preliminary Plan. A chart demonstrating compliance with the Development Design Standards in Zoning Code Section 155-205 of the ROHO District shall also be submitted.

14.  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.

Historic Resources:

15.  The applicant shall return to the Historical Commission for a recommendation on the demolition permit during the Preliminary Plan review and shall provide plans and architectural elevations of the new construction per Building Construction Code Section 62-2.D.2.b.viii.

16.  The following mitigation measures shall be implemented:

        a. A delay in demolition until all applications are received;

        b. Retention of historic landscape features where feasible;

        c. Further documentation of the historic structures;

        d. Salvage of materials where feasible; and

        e. Furtherance of design cues in relation to the historic architecture where feasible, possible               use of a historic name and site interpretation in a historic context.

Landscape Plan:

17.  A landscape plan complying with the Natural Features Code, Subdivision and 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.

18.  The applicant shall provide details regarding any required fencing for the flume, including the location and style.

Pedestrian Circulation:

19.  The applicant shall investigate the feasibility of The plan shall be revised to provide providing a sidewalk entrance into the site from Belmont Avenue.

20.  The applicant shall show how the sidewalk will connect with the adjacent sidewalks and provide a method for future improvement to the tapered sections of pedstrianways, if and when the adjacent properties are improved to the ROHO standard.  

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

Stormwater Management:

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

Construction Details:

23.  Details for the bridge over the flume shall be provided with the Preliminary Plan. Calculations shall be provided that document the capacity for emergency vehicles.  

24.  A detail of any proposed retaining walls shall be provided with the Preliminary Plan submission. Calculations shall be provided for wall clear heights exceeding four (4’) feet or for walls with equivalent surcharge loading if/as applicable.  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 made a condition of the permit issue. 

25.  Erosion control measures that conform to Township standards shall be provided on the Preliminary Plan.

26.  A soil stockpile location shall be provided on the Preliminary Plan.

27.  Full reveal and depressed curb details shall be provided on the Preliminary Plan.

28.  Depressed curb and concrete apron shall be indicated at the driveway access location. The length of depressed curb and the radii at the aprons shall be dimensioned on the Preliminary Plan and demonstrated to be adequate. 

29.  Curb shall be noted on the plan to be repaired/replaced at the direction of the Township.

30.  Details of the concrete apron and sidewalk shall be provided and shall conform to Township standards. 

Utilities:

31.  The location of existing sanitary sewers and storm sewers shall be provided. The size, slope, and material of all sewers within two hundred (200’) feet shall be indicated.

32.  The location of the existing sanitary laterals shall be clearly shown.    

33.  All existing utility service locations shall be clearly shown.

34.  The location of the proposed utility services shall be provided on the Preliminary Plan.

Plan Requirements:

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

36.  All existing and proposed impervious surfaces shall be clearly tabulated/itemized on the Preliminary Plan.

Standard Conditions of Approval:

37.  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.

38.  Revisions to the plan shall address the Township Engineer’s June 25, 2018 review letter when not in conflict with the other conditions contained herein.

39.  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.

40.  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.

41.  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.

42.  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.

43.  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.

44.  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.