Consider for recommendation to the Board of Commissioners approval of a Preliminary Land Development Plan. The Plan prepared by Chester Valley Engineers, Inc. dated July 15, 2019, last revised September 20, 2019 shows the consolidation of the two existing properties into one 22 acre property, the demolition of all structures on the site, the construction of a new middle school with a 108,113 sq. ft. footprint, 198 surface parking spaces, construction of an athletic track, an athletic field and four tennis courts. Six stormwater management systems are also shown. The school will be accessed via a driveway extending from Montgomery Avenue.

The Planning Commission recommended denial of the following relief:

a.      Partial relief from Natural Features Code Section 101.9.A, to allow 44, three gallon sized ornamental grasses to be substituted for 22 of the required shrubs.

b.     Relief from Subdivision & Land Development Code Section 135-28.A, to defer the installation of the required sidewalk along the Saybrook Road frontage until future off-site sidewalk construction and connectivity is provided by Lower Merion Township.

The Planning Commission recommended approval of the following relief:

c.      Relief from Stormwater Management and Erosion Control Code Section 121-5.A.1, to allow the percentage of bare areas on the site to exceed 25% but not more than 50% of the lot area at any one time.

d.     Relief from Subdivision & Land Development Code Section 135-28.A, to defer the installation of the required sidewalks along the North Stone Ridge Lane and Montgomery Avenue property frontages until future off-site sidewalk construction and connectivity is provided by Lower Merion Township and in coordination with condition of approval no. 36.

e.      Partial relief from Natural Features Code Section 101-5.B.1.b, to not minimize disturbance to vegetation other than woodlands which provide wildlife food and cover or visual amenity to accommodate the proposed stairs to Saybrook Road and N. Stone Ridge Lane. 

f.      Partial relief from Natural Features Code Section 101-5.C.2.a, to disturb slopes exceeding 15% to accommodate the proposed stairs to Saybrook Road and N. Stone Ridge Lane. 

g.     Partial relief from Natural Features Code Section 101-5.C.2.b, to disturb slopes exceeding 25% to accommodate the proposed stairs to Saybrook Road and N. Stone Ridge Lane. 

Expiration Date – 10/20/2019….............…………………………………………Zoning – R1/HROD

Applicant: Robert Copeland, Superintendent, Lower Merion School District

Property Owner: Lower Merion School District

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

On Monday, October 7, 2019 the Planning Commission recommended approval subject to the following conditions:

Township Engineer’s Review:

1.    The Township Engineer’s review letter dated September 30, 2019 shall be incorporated by reference into these conditions of approval to the extent the same is consistent with these conditions of approval.

Sanitary Sewer Capacity:

2.    The applicant shall work with the Township to resolve the capacity issues at the Gulph Creek Pump Station.

Architectural Elevations/Site Design:

3.    The proposed building shall be constructed substantially as shown on the undated architectural elevations prepared by Spiezel Architectural Group submitted to the Township on September 20, 2019 with the exception of any de minimis changes, including those mutually agreed to with staff.

4.     All signage shall be subject to a separate review for compliance with the Zoning Code by the Zoning Officer.

5.     The applicant shall work with Township staff to find additional ways to incorporate stone from the demolished buildings and retaining walls into the project.

6.     The HVAC/mechanical equipment shall be screened on all sides whether on the roof of the building or on the ground. If located on the roof, the screening shall be integrated into the architecture of the building to improve the appearance and better mitigate noise from the unit(s).

7.     The mean grade of the structure shall be calculated with sufficient detail to enable staff to document the mean grade around the building. The calculation shall be shown on the Grading and Utility Plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

Landscape Plan/Streetscape:

8.     The required 10 foot buffer shall be planted for the full width along the entire perimeter of the property abutting residential properties including the possible future connection to the off-site athletic fields. A note identifying the location of the future connection shall be added to both the civil site plan and the landscape plan.

9.     The applicant shall prepare succession planting plans to be put into place when the existing trees along Montgomery Avenue and Saybrook Road begin to decline and must be removed. The plans shall include all required street trees.

10.  Details of the proposed seed mix for the no-mow areas shall be provided on the landscape plan.

11.  Product details of the EP Henry retaining walls, including color, shall be provided on the landscape plan. The final product selection shall be coordinated with Township staff.

12.  Per Township Code Section 121-4.G, landscaping of the surface basins shall be provided since the surface area is greater than 1,000 sq. ft.

13.  The applicant shall work with staff to select appropriate fencing along the perimeter of the property to better screen views of the proposed improvements from adjacent residential properties. Details of all proposed fencing around the perimeter of the property shall be provided on the landscape plan.

14.  Any columnar trees in the proposed parking lots shall be replaced with native canopy trees. The applicant shall work with staff to provide greater tree canopy coverage over the surface parking lots.

15.  The borders of the surface parking lots shall be planted for the full width in compliance with Natural Features Code Section 101-9.B.1.

16.  The applicant shall work with staff landscape plan shall be revised to provide additional plant material to screen the view of the bus loop, infiltration area and loading zone on the northwestern side of the building as directed by staff.

17.  The applicant shall work with staff to install additional plant material to the infiltration basin adjacent to Montgomery Avenue and to the corner of Montgomery Avenue and N. Stone Ridge Lane.

18.  The applicant shall work with staff to develop an adequate landscape screen along Saybrook Road.

19.  The applicant shall work with the EAC on the final selection of plant material.

20.  All existing trees to remain shall be devined.

21.  The applicant shall provide native or non-invasive adapted plant species on the landscape plan.

22.  The plan shall be revised to provide a sufficient number of bicycle racks.

23.  A revised landscape plan complying with the Natural Features and Subdivision and Land Development Codes and conditions herein, with the exception of any relief granted, shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

24.  Landscape improvements provided for this application shall be perpetually maintained in a healthy and/or sound condition in compliance with Natural Features Code Section 101-11. The applicant shall record a covenant on the property in a form acceptable to the Township Solicitor to guarantee this requirement. A draft covenant shall be submitted with the Final Plan.

Traffic Impacts:

25.  The applicant shall install a traffic signal at the intersection of the site driveway and Montgomery Avenue. The design of the signal shall be subject to the review and approval of PennDOT. Traffic signal permit and construction plans shall be submitted with the Final Plan.

26.  The applicant shall coordinate with the Township to investigate the installation of appropriate traffic calming measures on the following streets associated with this project with the understanding that the installation may not occur until after the school is complete and fully occupied: N. Stone Ridge Lane, Saybrook Road, Clairemont Road, Spruce Lane, Cedar Lane and Willowbrook Lane. The applicant shall install acceptable traffic calming measures if/as directed by the Township Engineer. 

27.  The applicant shall pursue installation of a school zone along Montgomery Avenue and install the required signage and lighting if the zone is approved.

28.  The applicant shall install ‘Do Not Block’ the intersection signage at the intersections of Montgomery Avenue and N. Stone Ridge Road and Spruce Lane.

29.  The width of the bus loop drive shall be reduced to twenty-four (24’) feet unless demonstrated that the additional width is necessary for maneuverability and safe/efficient operation.

29.  Double-yellow centerline pavement markings shall be provided at stop locations where two-way traffic operation is planned to provide safe and efficient movement of traffic. Informational and wayfinding signage shall also be provided and shall be clearly shown on the Signage and Pavement Marking Plan.

30.  Figure 9 in the traffic impact study shall be amended to show the anticipated back-of-queue on the site for both bus traffic and parent vehicular traffic to determine if there will be any conflict with turning movements or maneuverability.

31.  The traffic study shall be revised to address the impact of using the “average rate” methodology of the trip generation calculations.

32.  The crosswalk across Montgomery Avenue shall be perpendicular to the cartway and the stop bar shall be adjusted to provide the necessary clearance to the crosswalk.

33.  A detail shall be provided for the proposed crosswalks. “Continental” design for pavement markings in accordance with the preferred Township standard shall be shown on all plans.

34.  All center gore striping shall be 24” yellow striping.

35.  A post development traffic study of the analyzed intersections, site drive and analyzed streets shall be performed by the applicant to determine the accuracy of the trip projections and distributions and to determine if any added mitigation measures are needed.

Pedestrian Improvements:

36.  The applicant shall work with staff to design and install a six foot wide pedestrian path leading from N. Stone Ridge Lane to Montgomery Avenue to be installed in lieu of the required sidewalk along these two street frontages.

37.  The applicant shall revise the access off of Saybrook Road to allow free pedestrian access to and from the site.

Stormwater Management:

38.    Maximum bare areas on the site shall not exceed twenty-five (25%) percent of the total area at any one time. Additional phasing of the construction will be required if relief is not obtained.

38.     Design consideration shall not include infiltration rates in computing storage volume of a seepage bed. The rates shall be used only to meet the requirements that the rate control volume in the seepage bed empties in twenty-four (24) hours or less. The basin designs that consider exfiltration must be re-designed to exclude the exfiltration in the routing.

39.  All inlets in non-paved areas shall be graded in a sufficiently deep sump condition to increase the efficiency of runoff collection. The final sump condition shall be subject to the approval of the Township Engineer in the field. Additional spot elevations shall be added to the plan to clarify grading.

40.  The Township storm sewer structures receiving the proposed connections shall be replaced/repaired if/as required or as directed by the Township Engineer.

41.  The stormwater basin routing analysis shall consider tailwater effects if/as appropriate.

42.  The conveyance capacity of the existing storm sewers receiving the proposed pipe connections shall be verified in the stormwater calculations.

Construction Details:

43.  All stairs, landings and railings shall comply with the appropriate Building Code.

44.  A detail of all retaining walls shall be provided. Additional top and bottom of wall elevations shall be provided.  Calculations shall be provided for wall heights exceeding four (4’) feet.

45.  Details of the porous walkways, that conform to Township standards, shall be provided. 

46.  Accessible ADA ramps and crosswalks shall be added to the property frontages if/as necessary to comply with ADA requirements.required by the Township.

47.  The construction entrance detail shall be modified to indicate placement of the AASHTO No. 1 stone starting five (5’) feet from the cartway.  Crushed stone shall be shown in the area between the start of the entrance and the curb line.

48.  The applicant shall conduct regular street cleaning of all roadways adjacent to active portions of the construction site.  Staff shall have the right to order street cleaning more often if there is evidence of construction related debris in the roadway during the project.

49.  The applicant shall submit a parking plan with the Final Plan detailing where construction vehicles will be parked. The plan shall be subject to the approval of the Township prior to the issuance of any permits.

50.  All construction-related vehicles shall be parked on site or at a remote site not in the neighborhood. No construction-related vehicles may park on the street. This includes personal vehicles operated by construction workers or vehicles operated for construction workers, material suppliers, product vendors, and all construction trades engaged in the project.

Utilities:

51.  A Planning Module or Exemption shall be subject to the approval of the City of Philadelphia and the Pennsylvania DEP prior to recording the Final Plan.

52.  The location of all transformers and utility boxes shall be shown on the Final Plan. Additional utility improvements resulting in material changes to approved plan including but not limited to the loss of required parking, changes to circulation patterns or the alteration of the quantity or location of proposed landscaping shall require an amendment to the approved plan.

53.  The slope of the private sewer run between MH SS 101 and MH SS 102 shall be increased to a minimum .6% in accordance with DEP guidelines.

54.  A detail for the sanitary sewer manhole, lid and frame shall be provided.

55.  The connection of the sanitary sewer into the Township sewer manhole shall be performed in accordance with Township standards. A formed channel shall be provided at the receiving manhole and the existing manhole shall be replaced/repaired if/as necessary or as required by the Township Engineer.

56.  Adequate isolation distance shall be maintained between the proposed sanitary sewers and the proposed potable water services. The minimum separation distances shall be dimensioned on the plan.

Standard Conditions of Approval:

57.  “No Parking by Order of the Fire Marshal” signs shall be installed as directed by the Fire Marshal.

58.  The locations of all proposed fire hydrants shall be subject to the approval of the Fire Marshal.

59.  A deed of consolidation shall be recorded subsequent to the recording of the Final Plan.

60.  An outdoor lighting plan, sealed by a responsible design professional that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any permits. The location, luminaire type, wattage, means of control and pole height shall be indicated. Lighting shall be designed to minimize the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. Exterior luminaires shall be full cut-off unless it can be demonstrated that cut-off luminaires are more appropriate and will result in less off-site light trespass.

61.  The lighting plan shall be designed to comply with the IECC or the ANSI/ASHRAE/IES Standard 90.1 that is in effect at the time of the application.

62.  If required by a Township Public Safety Agency, all new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communications systems at the exterior of the building.

63.  Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of a Certificate of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant.

64.  New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm).

65.  Four copies 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 Final 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 Preliminary Plan approval by the Board of Commissioners.

67.  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.

68.  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.

69.  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.