Consider for recommendation to the Board of Commissioners approval of a Tentative Sketch Plan. The Plan dated September 13, 2019, last revised November 15, 2019 prepared by Chester Valley Engineers, Inc, shows construction of a 4,865 sq. ft. classroom addition, 29 surface parking spaces, a pedestrian bridge over the biofilters in the east parking lot, paved pedestrian areas and installation of stormwater management system improvements. The plan also shows the creation of a 144 space reserve parking lot.

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.2.a to not minimize site disturbance on slopes exceed 15%.

B.  Relief from Natural Features Code Section 101-5.C.2.b to disturb slopes exceeding 25%.

Expiration Date – 1/31/2020……......................................................................................Zoning – R1

Applicant: Robert Copeland, Superintendent, Lower Merion School District

Applicant's Representative: Fred Fromhold, Esquire, Fromhold Jaffe and Adams

Property Owner: Lower Merion School District

On Monday, December 9, 2019, the Planning Commission recommended approval subject to the following conditions which shall be complied with on the Preliminary Plan.

Township Engineers Review:

1.  The Township Engineer’s review letter dated November 25, 2019 shall be incorporated by reference into these conditions of approval to the extent the same is not consistent with these conditions of approval or any relief or modifications granted.

Conditional Use Approval:

2.  The applicant shall obtain conditional use approval and shall comply with all conditions imposed.

Architectural Elevations:

3.  Architectural elevations and renderings of all sides of the proposed addition and proposed building materials shall be submitted with the Preliminary Plan to the extent then developed and for informational purposes only.and shall include all proposed materials.

4.  The mean grade of the structure considering the addition shall be calculated and shown on the plan. Documentation showing the calculations shall be provided. The height of the structure shall be verified with the revised grading.

Site Layout:

5.  The applicant shall investigate structured parking to accommodate portions of the reserve parking either above the existing east parking lot or in the location of the existing tennis courts, with the tennis courts to be located above the structure.

1.          The applicant shall install sidewalks along the full property frontage.

6.  The applicant shall consult with the Traffic Safety Unit to investigate the feasibility of installing on-street parking along the property frontage between the two existing driveways into the site to include bump outs to narrow the roadway and calm traffic.

7.  Dimensions shall be added to the parking areas indicating the minimum aisle widths. Dimensions of all proposed impervious surfaces shall be provided to clearly define the limits.

Landscape Plan:

8.  A landscape plan complying with the applicable sections of the Natural Features Code, Subdivision & 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.

9.  Wooded lot calculations including all viable trees to be removed and impacted by the proposed construction shall be submitted with the Preliminary Plan submission.

 10.  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.

11.  The lighting plan shall be designed to comply with the current code applicable at the time the project is constructed 2009 IECC or the 2007 ASHRAE Standard 90.1.

Traffic Impact Study:

12.  A traffic study shall be submitted with the Preliminary Plan. The additional traffic generated by the increase in student enrollment and faculty from the previous approved development shall be evaluated.  The driveways and adjacent signalized intersection shall be re-evaluated. The traffic engineer shall contact the Township Engineer’s office to discuss the full required scope of the traffic study and the assumptions to be used. 

13.  A pavement marking and signage plan shall be submitted with the Preliminary Plan. Stop bars, stop signs, and centerline markings shall be shown at the ends of drive aisles and where necessary or as directed by the Township Engineer to provide adequate traffic control and assist in the orderly movement of traffic.

14.  Adequate maneuverability shall be demonstrated for the reconfigured parking and drive aisles for all vehicles intended to access them. The gate locations shall be adjusted if/as required.

Stormwater Management:

15.  All seven stormwater areas shall be labeled with a number on the Tentative Sketch Plan for reference.

16.  Erosion control measures shall be provided on the plan and shall include details that conform to Township standards.

Construction Details:

17.  A detail of any retaining wall shall be provided. Top and bottom of wall elevations shall be provided and the limits of the wall location shall be clearly shown. Calculations shall be provided for wall heights exceeding four (4’) feet. 

18.  A fill material and topsoil stockpile location shall be provided. Notes shall be added regarding stabilization of the stockpiles.

Standard Conditions:

19.  A clear and detailed breakdown of the impervious surfaces to be added shall be tabulated on the plan.  The areas of parking to be installed, parking areas to be held in reserve, individual hardscape areas (uniquely identified by label on the plan), and the building addition shall be itemized on the plan.

20.  The proposed location of any trash dumpster(s) shall be provided on the Preliminary Plan.

21.  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.

22.  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.

23.  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.

24.  A revised Tentative Sketch Plan addressing conditions herein shall be submitted for Township records.

25.  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.

26.  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.

27.  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.