Consider for recommendation to the Board of Commissioners approval of a Tentative Sketch Plan. The Plan prepared by Site Engineering Concepts, dated June 13, 2019, last revised October 18, 2019 shows the consolidation of the two properties, construction of a one-story building with a 4,790 square foot footprint; construction of a two-story addition onto the former residence at 6 Bala Avenue with a 585 sq. ft. footprint to be used as classroom and office space, installation of 25 new parking spaces and the addition of a new driveway connecting the existing school to Bala Avenue. 

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

A. Relief from Natural Features Code Section 101.5.C, to permit disturbance of slopes exceeding 25%.

Expiration Date – 11/30/2019…………..……...............…………Zoning – R4/R6A/CAD-BV/HROD

Applicant: Kathy Kotchick, French International School

Property Owner: Ecole Francaise Inter De Phila

Applicant's Representative: Ross Weiss, Esquire,Cozen O'Connor

On Monday, November 11, 2019  the Planning Commission recommended approval subject to the following conditions: 

Township Engineer’s Review:

1.      The Township Engineer’s review letter dated November 4, 2019 shall be incorporated by reference into these conditions of approval to the extent the same is consistent with these conditions.

Zoning/Site Design:

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

3.      The applicant shall comply with Zoning Hearing Board order #4468 and any conditions imposed.

Parking:

4.      The applicant shall consider submitting a conditional use application to hold some of the surface parking spaces in reserve pursuant to Zoning Code Section 155-95.1.

Access/Circulation:

5.      A minimum of one bike rack shall be provided on the Preliminary Plan.

Architectural Elevations & Historic Resource:

6.      The applicant shall return to the Historical Commission during the Preliminary Plan review phase to present all proposed modifications to the building at 6 Bala Avenue.

7.      Architectural elevations and renderings of all sides of the proposed building and the addition onto 6 Bala Avenue shall be submitted with the Preliminary Plan, including the proposed materials. The height of the proposed building and the addition shall be included on the elevations.

8.      The mean grade of the structures 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.

Landscape Plan:

9.      An enclosure for the proposed dumpster area shall be provided and a detail shall be added to the Preliminary Plan. The enclosure shall not interfere with the maneuverability/access to the adjacent parking spaces.

10.   The required landscape buffer shall be shown on the Preliminary Plan and shall be designed as a naturalized ecosystem along the edges of the property.

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

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

13.   A landscape plan shall be prepared and sealed by a Registered Landscape Architect, submitted with the Preliminary Plan and shall comply with the following:

A.  Natural Features Code Sections 101.9.A & 101-9.B;

B.  Subdivision & Land Development Code Section 135-30 & 135-41.4;

C.  Zoning Code Section 155-167.7; and

D.  Conditions herein.

Traffic & Circulation:

14.   As required by the Zoning Hearing Board order, a student drop-off and pick-up management plan shall be submitted and shall address how adequate student safety and vehicle movement efficiency will be provided. The plan shall be submitted with the Preliminary Plan application.

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

16.   All pavement markings on City Avenue and Bala Avenue shall be shown to within 200 feet of the development on the Preliminary Plan.

17.   All traffic signal pavement markings and equipment shall be shown on the Preliminary Plan for the Bala and City Avenue intersection.

18.   A revised traffic impact study shall be submitted with the Preliminary Plan that fully evaluates the proposed driveways considering the updated design and additional requested investigations. The levels of service shall be evaluated. The applicant shall contact the Township Engineer’s office to discuss and develop the final assumptions to be used in the revised study.  

19.   A PennDOT Highway Occupancy Permit is required for the proposed one-way access and signage modifications for the driveway from City Avenue and for the adjusted/new driveway on Bala Avenue.  The Township shall be copied on all correspondence and communications with PennDOT regarding the permits.

20.   The applicant shall provide an explanation of the “double stacking” of buses and passenger vehicles that occurs in the driveway from City Avenue and shall address how adequate safety will be provided with this arrangement.

21.   The applicant shall investigate creating a left-turn lane into the site on Bala Avenue with striping. If feasible, the striping shall be shown on the Preliminary Plan.

22.   The traffic impact study shall be revised to clarify if cars were stacked within the center turn lane for the northbound direction and the southbound through lane waiting to turn into the site from City Avenue. Any vehicles in these locations shall also be counted as part of the queue and calculated into the stacking analysis.

23.   The applicant shall consider designating the Bala Avenue drive for one-way out operation during peak pick-up and drop-off times.

24.   Stop bars, stop signs and centerline pavement markings shall be provided as required to provide safe and efficient movement of traffic. Double yellow marking shall be shown at the two-way access to Bala Avenue. A single white line marking the drive lanes for queuing shall be shown on the one-way access drive from City Avenue. All traffic control signage shall be provided on a “Signage and Pavement Marking” Plan to be submitted with the Preliminary Plan.

25.   A stop bar and sign shall be shown at the end of the one-way access to the parking aisle. The stop bar and sign shall be shown four (4) feet from the proposed crosswalk. Two “Do Not Enter” signs shall be shown at this location.

26.   If the alternate driveway configuration adjacent to 6 Bala Avenue is implemented to retain the bay window on the former residence, then the width of the drive shall be increased to twenty-two (22) feet for a minimum length of fifty (50) feet from the cartway. The location of the adjacent walkway shall be shifted accordingly.

27.   A paved turn-around area shall be provided at the back of the dead-end parking aisle to facilitate maneuverability of exiting vehicles when the lot is full and shall be striped “No Parking”.

28.   The actual sight distance triangles shall be shown for each 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.

29.    “No Parking by Order of the Fire Marshal” signs shall be added to the access aisles as directed by the Chief Fire Officer.

30.   The applicant shall submit a Transportation Impact Fee based on the increase in PM trip generation as measured from the ACT 209 document base conditions. The traffic impact fee shall be paid prior to issuance of a building permit.

31.   A post development traffic study shall be conducted and shall evaluate the vehicle queues on site. Any adjustments to the location of the start of the queue or staggering of class start and dismissal times shall be made as necessary to prevent unacceptable queuing from occurring that would interfere with traffic on City Avenue or Bala Avenue.

32.   The driveways and parking areas on the adjacent properties on City Avenue shall be shown on the plan.

Stormwater Management:

33.   The increased volume of  runoff volume from 23 W. City Avenue the development that flows toward the west side of the site shall be recharged for the 100 year storm.

34.   The location of all existing storm sewers shall be provided. The size, slope, and material of all storm sewers within two hundred (200’) feet shall be indicated on the Preliminary Plan.

35.   A note shall be added to the Preliminary 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.

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

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

Utilities:

38.   The location of the existing sanitary laterals shall be shown.

39.   The location, size, material, and slope of the proposed sanitary lateral(s) shall be shown.    

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

41.   The existing sanitary sewer mains shall be shown to within 200 feet of the development.

42.   All existing utility service locations shall be shown.

43.   Clarification of the manhole shown on the City Avenue frontage near the proposed steps shall be provided. The use shall be labeled and any service lines associated with it shall be shown on the Preliminary Plan.

Construction Details:

44.   The piping associated with the existing inlet near the drive access to City Avenue shall be fully shown.

45.   A detail of the 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.

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

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

48.   A note shall be added to the Preliminary Plan indicating that curb and sidewalk are to be repaired/replaced at the direction of the Township.

49.   Details of the concrete apron and sidewalk shall be provided. Details shall conform to Township and ADA standards as applicable. 

Standard Conditions of Approval:

50.   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. Lighting shall be for safety purposes only.

51.   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.

52.   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.

53.   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.

54.   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.

55.   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.

56.   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.