Consider for recommendation to the Board of Commissioners a Tentative Sketch Plan. The plan prepared by Chester Valley Engineers, Inc. dated April 15, 2019, revised August 23, 2019 shows the construction of 52 surface parking spaces, the creation of six, multi-purpose athletic fields and the installation of three stormwater management systems.

A revised plan dated October 30, 2019 was submitted but has not been reviewed by the Planning Commission. 

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

A.  Subdivision and Land Development Code Section 135-7.C.1, to not obtain Historical Commission review comments as part of the Tentative Sketch Plan review.

B.  If and to the extent required, partial relief from Natural Features Conservation Code Section 101-5C.2.a, to disturb slopes exceeding 15%.

C.  If and to the extent required, partial relief from Natural Features Conservation Code Section 101-5C.2.b, to disturb slopes exceeding 25%.

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

D.  Subdivision & Land Development Code Section 135-28.A, to not provide a sidewalk along County Line Road.

Expiration Date: 11/30/2019....................................................................................Zoning: R1/HROD

Applicant: Robert Copeland

Property Owner: Lower Merion School District

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

On Monday, September 9, 2019 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 September 3, 2019 shall be incorporated by reference into these conditions of approval except where inconsistencies exist in which case these conditions shall prevail.

Zoning:

2.     Applicant's use of the property shall comply with the applicable parking requirements of the Code.The minimum number of parking spaces required for this development shall be subject to the approval of the Zoning Officer.

Site Design:

3.  Any access from Stone Ridge Lane shall be gated and signage shall be provided indicating bus traffic only while allowing for pedestrian and bicycle access through the gate.

4.  The access to the site from Stone Ridge Lane shall be eliminated and the applicant shall investigate provideing a turnaround area on the site for passenger vehicles.

5.     The applicant shall work with Township staff, the Lower Merion Conservancy and the Historical Commission to redesign the fields, parking areas and access to the site to preserve historic elements and structures on 1800 W. Montgomery Avenue and the tea house on 1835 County Line Road.

6.  The applicant shall investigate eliminating the dead end parking aisles in the two surface parking areas.

Pedestrian Access/Circulation:

7.     The applicant shall install a five foot wide sidewalk along the full frontage of the property along County Line Road.

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

9.     The applicant shall coordinate with Township staff to identify logical pedestrian connections between the fields and the middle school campus .

10.     A sidewalk shall be installed along the full length of the driveway to County Line Road to facilitate pedestrian access into the site.

11.  The applicant shall investigate installing a sidewalk or path along Stone Ridge Lane on the frontage of the property.

Historic Resources:

12.  The applicant shall return to the Historical Commission prior to the submission of the Preliminary Plan.

Landscape Plan:

13.  The applicant shall work with staff to preserve and minimize impacts to the 48 inch and 50 inch Quercus alba trees located to the southeast of the main house on 1835 County Line Road by shifting the parking spaces out of the driplines of the trees to the extent feasible.

14.   The applicant shall investigate transplanting and (a) incorporating the following trees (and shrubs and other herbaceous materials) into the final landscape design of the site including, and/or (b) allowing the same to be moved off-site:

·       Five existing Fagus sylvatica ‘Pendula’ trees

·       Three existing Japanese Maple trees

·       One existing Tsuga canadensis 'Pendula' tree

·       One existing Cedrus atlantica 'Glauca Pendula' tree

·       One existing Picea abies 'Pendula' tree

15.   The applicant should coordinate with Natural Lands and other local nonprofits to allow the organizations to transplant trees, shrubs and other herbaceous material from the site before construction commences.

16.  The applicant shall work with staff to minimize impacts to trees to remain.

17.  The applicant shall work with the EAC to restore the existing wetlands to the degree necessary.

18.   The applicant shall demonstrate on the Preliminary Plan how the existing wetlands will be protected during construction including ensuring that the proposal does not negatively impact the amount of surface runoff entering the wetlands.

19.  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.

20.  Planted islands shall be provided in the surface parking lots as required by Natural Features Code Section 101-9.B.2. The planted islands shall be shown on the Preliminary Plan, including their square footage.

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

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

23.  The applicant shall indicate on the Preliminary Plan whether the existing fencing along the property boundary will remain or be replaced.

24.  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:

25.  Centerline pavement markings shall be provided where the width of the driveway transitions from 24 feet wide to 36 feet wide.

26.  The Traffic Study shall be revised to address the following and shall be resubmitted with the Preliminary Plan:

·       Traffic associated with the fields after normal school hours.

·       Trip generation for the PM peak traffic hours shall be investigated.

·       The traffic impact from the proposal at the intersection of County Line Road/Spring Mill Road and the site driveways shall be performed for the peak PM traffic hours.

·       Use of the fields by third parties or special events shall be investigated. 

27.  The actual sight distance triangles shall be shown for the driveway to County Line Road. 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 if any are necessary to be performed to achieve the required sight distance. The final configuration of the drive shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department.

28.  Additional signage and 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 as required to provide safe and efficient movement of traffic. All traffic control signage shall be provided on a “Signage and Pavement Marking” plan.

29.  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 subject to the approval of the Fire Marshal. 

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

Stormwater Management:

31.  The existing stormwater management system on 1835 County Line Road shall be shown on the plan. The current outflow from the basin shall be considered when determining the predevelopment peak rates of runoff and the code allowable limits.  

32.  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:

33.  Renderings of all proposed ball stop systems shall be submitted with the Preliminary Plan, including the proposed materials.

Programmatic Items:

34.  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.

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

36.  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.

37.  No amplified speaker systems shall be used on the fields. 

Construction Details:

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

39.  A soil stockpile location shall be shown on the Preliminary Plan.

40.  Concrete apron shall be indicated at the driveway access location to County Line Road. The width of the apron at the cartway shall be dimensioned on the Plan. The radii at the aprons shall be dimensioned on the plan and be demonstrated to be adequate. 

41.  Details of the concrete apron and any requested sidewalk shall be provided and shall conform to Township standards. 

42.  All existing and proposed impervious surfaces shall be clearly tabulated/itemized on the Preliminary Plan. The proposed impervious surface shall be verified on the Preliminary Plan.

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

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

Plan Requirements:

45.  The word “East” shall be removed from the address of 1835 County Line Road.

Standard Conditions of Approval:

44.  The open grading permit, No. 2910, issued for 1835 County Line Road shall be closed out prior to Final Plan approval of this application.

46.  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.

47.  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.

48.  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.

49.  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.

50.  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.

51.  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.

52.  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.