Consider for recommendation to the Board of Commissioners a Tentative Sketch Plan. The plan prepared by Chester Valley Engineers, Inc. dated February 20, 2019, last revised April 15, 2019 shows the demolition of all structures on the site, the construction of a new middle school with a 121,402 sq. ft. footprint, 198 surface parking spaces, construction of an athletic track, athletic fields and four tennis courts. Five stormwater management systems are also shown. The school will be accessed via a driveway extending from Montgomery Avenue.

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

a.     Partial relief from Natural Features Code Section 101-5B.1.b, if and to the extent required not to exceed the proposed improvements shown on the Tentative Sketch Plan, should the proposal not minimize disturbance to vegetation other than woodlands which provides wildlife food and cover or visual amenity.

b.      Partial relief from Natural Features Code Section 101-5C.2.a, if and to the extent required for disturbance of slopes exceeding 15% to accommodate, but not to exceed the proposed improvements shown on the Tentative Sketch Plan. 

c.     Partial relief from Natural Features Code Section 101-5C.2.b, if and to the extent required for disturbance of created slopes exceeding 25% but not to exceed the proposed improvements shown on the Tentative Sketch Plan.

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

d.      Partial relief from Natural Features Code Section 101-5B.1.a, if and to the extent required should all of the required replacement trees not be able to be reasonably accommodated on site.

e.      Relief from Subdivision and Land Development Code Section 135-28A, to not provide sidewalks along the frontage of the property.

Expiration Date: 6/6/2019......................................................................................Zoning: R1/HROD

Applicant: Robert Copeland, Superintendent, Lower Merion School District

Property Owner: Foundation for Islamic Education

Applicant's Representative: Fred B. Fromhold, Fromhold Jaffe & Adams

On Monday, May 6, 2019 the Planning Commission recommended approval subject to the following conditions: 

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated April 29, 2019 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.

Site Design:

2.     The applicant shall investigate utilizing compact development principles such as constructing the proposed tennis courts above surface parking, directing height toward the center of the campus and investigating parking under the building.

3.     The applicant shall investigate alternative site plans that would make use of a taller structure closer to the center of the property in order to mitigate the impact on the neighboring properties and achieve a more compact site layout.

Pedestrian Access/Circulation:

4.     The applicant shall install a five foot wide sidewalk along the full frontage of the property along Montgomery Avenue.

5.     The applicant shall work with staff to provide pedestrian access into the site from N. Stone Ridge Lane.

6.     The applicant shall coordinate with Township staff to identify logical pedestrian connections between the main campus and the proposed off-site fields via a pedestrian circulation/master plan which shall be submitted with the Preliminary Plan.

7.     Grading on the site shall be adjusted to provide a future connection to the off-site fields should the ability to provide a direct connection to either Stone Ridge Lane or Clairemont Road arise.

8.     The applicant shall provide ADA accessible pedestrian connections between the athletic fields, parking areas and the building.

9.     The sidewalk along the surface parking area closest to Montgomery Avenue shall extend to Montgomery Avenue.

10.  A continuous sidewalk shall be provided along the proposed internal access drive that encircles the building.

11.  The applicant should provide for future sidewalk and crosswalk connections across Montgomery Avenue to connect to future sidewalks on Spruce Lane.

Historic Resources:

12.  The applicant shall work with the Township to provide an interpretive program commemorating the historic resources on the site.

13.  The applicant shall consider returning to the Historical Commission during the Preliminary Plan review to present the proposed architectural elevations.

14.  The applicant shall work with the Township to preserve stone on existing walls on the site for reuse in the development plan.

15.  The applicant shall investigate preserving the stone entry walls and pillars at the entrance of the site adjacent to Montgomery Avenue.

16.  The applicant shall provide documentation of the garden follies, and the interior and exterior of the main historic resource, and the carriage house.

17.  The applicant shall document compliance with the notification requirements of the Federal Asbestos National Emission Standards for Hazardous Air Pollutants (NESHAP) and shall submit an Asbestos Abatement and Demolition/Renovation form to the Pennsylvania Department of Environmental Protection and the EPA at least 10 days prior to commencing demolition. Copies of these documents shall be provided to the Township prior to the issuance of a building permit.

18.  The applicant shall submit a demolition plan with the Runoff and Erosion Control Permit application. The demolition plan shall indicate how dust and other air particles will be controlled, the procedure for demolishing the buildings and how the demolished building materials will be removed from the site. If asbestos or any other regulated hazardous material exists within the building, it shall be removed and certifications to that effect shall be filed with the Pennsylvania Department of Environmental Protection. Notice of demolition shall be provided by posting of the site at least seven days in advance of the proposed demolition.

19.  During demolition of the existing structures the applicant shall ensure that the contractor takes appropriate measures to minimize dust at all times during active demolition. Multiple hoses and/or a water truck shall be provided on site to continually spray the building during demolition. The demolition plan shall include the specific water measures to be used to reduce the dust during demolition.

20.  The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing structures, including but not limited to stone, brick, and wood. Architectural details such as windows and interior and exterior details including but not limited to fixtures and any wood, glass and metalwork of quality and good condition shall be salvaged. The applicant shall provide documentation to planning staff indicating how this condition will be met.

Landscape Plan:

21.  The mature tree closest to the northeast corner of the site near Saybrook Road shall be preserved.

22.  The row of white pine trees along Montgomery Avenue shall be preserved.

23.  The applicant shall submit cross sections with the Preliminary Plan to illustrate the impact of the proposal on the sloped areas of the site and shall provide a narrative indicating how they are protecting steep slopes that are shown to be impacted/disturbed.

24.  The required buffer per Zoning Code Section 155-11.E.8 shall be shown on the Preliminary Plan. The buffer shall be designed as a naturalized ecosystem along the edges of the property.

25.  The square footage of the required planted islands in the surface parking lots shall be provided on the Preliminary Plan.

26.  The existing buffer along Saybrook Road shall be evaluated to determine the viability of preserving the existing trees.

27.  The applicant shall provide a devining program for all existing trees to remain with the Preliminary Plan submission.

28.  The applicant shall consult with the Shade Tree Commission on the treatment of Ash trees on the property.

29.  The proposed six foot fence along Saybrook Road shall only be installed if pick-up and drop-off of students becomes an issue.

30.  The existing fencing along the property boundary may remain during construction but shall be replaced once construction is complete.

31.  The plan shall be revised to include a detailed list of all trees DBH 30” or larger on the site.

32.  The applicant shall meet with the EAC prior to the submission of a Preliminary Plan to discuss the proposed impacts upon the site and the proposed landscape plan.

33.  A landscape plan complying with Natural Features Code Sections 101.9.A, 101-9.B.1, Subdivision & Land Development Code Section 135-30 and Zoning Code Section 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.

Traffic & Circulation:

34.  “One-way”, “Do-Not-Enter”, “Right Turn Only”, “Buses Only”, etc. signage along with pavement markings shall be added/shown to better control and clarify vehicular movement. Stop bars/signs and double-yellow centerline pavement markings shall be provided to provide safe and efficient movement of traffic. All traffic control signage shall be provided on a “Signage and Pavement Marking” plan to be submitted with the Preliminary Plan.

35.  Maneuverability diagrams shall be submitted with the Preliminary Plan. Adequate turning radii for all vehicle movements shall be documented. Fire truck access and maneuverability shall be fully documented to be adequate if/as required by the Fire Marshal. The drive aisles which currently indicate widths greater than twenty four (24’) feet shall be reduced unless it is demonstrated that the extra width is needed for proper vehicular maneuverability.

36.  The installation of the traffic signal at the proposed site driveway shall be subject to the approval of PennDOT. Should the signal be approved, the applicant shall design and pay for the cost to install the signal.

37.  The traffic study shall be revised to consider possible cut-through traffic to N. Stone Ridge Lane, Saybrook Road and Clairemont Road on the south side of Montgomery Avenue and Spruce, Cedar and Willowbrook Lanes on the north side of Montgomery Avenue. Possible traffic calming measures shall be provided in the revised traffic study.

38.  A post development study of the analyzed intersections, site drive and streets shall be made to determine accuracy of the trip projections and distributions and to determine if added mitigation measures are needed.

39.  Since the traffic study indicates that the largest impact is expected to be at the intersection of Spring Mill Road and Montgomery Avenue, the effects of alternate mitigation measures shall be considered in the study in addition to the current proposal to restrict left turns from eastbound Montgomery Avenue to northbound Spring Mill in the AM peak hours. The measures needed to fully mitigate the impact shall be presented in the study for consideration.

40.  The actual sight distance triangles shall be shown for the exit driveway. The sight distance shall meet the minimum safe stopping distance required by PennDOT 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 drive configuration shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department.

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

Stormwater Management:

42.  All surface stormwater management systems shall be planted to increase biodiversity and infiltration of stormwater runoff. Landscaping of any surface basin shall be provided if the surface area is greater than 1,000 sq. ft. 

43.   Temporary during construction stormwater areas shall be identified on the Tentative Sketch Plan. 

44.  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.

Architectural Elevations:

45.  Architectural elevations and renderings of all sides of the proposed building shall be submitted with the Preliminary Plan, including the proposed materials. The height of the proposed building shall be included on the elevations.

46.  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.

Programmatic Items:

47.  The applicant shall meet with a working group consisting of Township staff and members of the neighboring community to develop and implement measures to address construction impacts, pedestrian access, parking, pick-up/drop-off of students, bus access to the site and traffic calming on nearby streets. The working group should be convened upon approval of this application. The applicant shall also communicate on a regular basis with this group to keep them up to date on the status of the demolition and construction project.

48.  The loading dock shall either be internalized within the building or shall be screened visually and acoustically from adjoining residential properties.

49.  Details of the proposed scoreboards, bleachers, safety netting and any other athletic amenities shall be submitted with the Preliminary Plan.

50.  There shall be no lighting on any of the playing fields. If lighting of the scoreboards or any other athletic amenities is proposed, lighting details shall be provided with the Preliminary Plan.

Utilities:

51.  The location of all existing sanitary laterals from all structures shall be shown on the Preliminary Plan.   

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

53.  The existing storm and sanitary sewers shall be shown to within 200’ of the development. The size, material and slope of the storm piping shall be provided.

54.  All existing utility service locations shall be shown. Utilities to be removed/abandoned shall be clearly noted.

Construction Details:

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

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

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

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

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

60.  Details of the concrete apron and required sidewalks shall be provided. Details shall conform to Township standards. 

61.  A detail of any proposed retaining walls shall be provided. Calculations shall be provided for wall clear heights exceeding four (4’) feet or for walls with equivalent surcharge loading if/as applicable. 

Plan Requirements:

62.  The plan shall be revised to show all lot lines and lot consolidations.

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

Standard Conditions of Approval:

64.  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.

65.  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.

66.  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.

67.  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.

68.  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.

69.  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.

70.  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.