Consider for approval a Preliminary Land Development Plan. The Plan dated January 24, 2020, last revised prepared by Chester Valley Engineers, Inc, shows the construction of a 4,400 sq. ft. modular classroom building, associated walkways, fencing and the installation of 16 previously approved surface parking spaces that were held in reserve. The plan also shows the creation of a 62-space reserve parking lot. The plan also shows the creation of a 62 space reserve parking lot.

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

A.    Relief from Subdivision & Land Development Code Section, 135-7, to not provide a Tentative Sketch Plan.

B.     Relief from Natural Features Code Section 101.9, to not provide plantings generated by the additional modular building area and instead provide decorative fencing.

Expiration Date – 5/3/2020…….....................................................................Zoning – R4/HROD

Applicant: Robert Copeland, Superintendent, Lower Merion School District

Applicant's Representative: Jamie Jun, Esquire, Fromhold Jaffe and Adams

Property Owner: Lower Merion School District

On Monday, March 2, 2020, the Planning Commission recommended approval subject to the following conditions which shall be complied with on the Final Plan.

Conditional Use Approval:

1.      The applicant shall obtain conditional use approval to hold the 44 new required parking spaces in reserve and shall comply with any conditions imposed.

Township Engineer’s Review:

2.      The Township Engineer’s review letter dated February 24, 2020 shall be incorporated by reference into these conditions of approval to the extent the same is not consistent with these conditions of approval.

3.      The applicant shall angle the proposed 16 space parking area.

Architectural Elevations/Site Design:

4.      The final design/layout of the 62-space reserve parking lot shall be approved by the Board of Commissioners prior to construction.

5.      The proposed building(s) shall be constructed substantially as shown on the architectural elevations prepared by Titan Modular Systems, Inc., dated April 23, 2018, with the exception of any de minimis changes, including those mutually agreed to with staff.

6.      The mean grade to be used for the modular classrooms shall be calculated and shown on the plan. 

7.      The modular structures shall be temporary and shall be removed in a timeframe not to exceed 10 years.

Pedestrian Improvements & Multimodal Access:

8.      The applicant shall consider increasing the width of the existing four-foot-wide sidewalk to accommodate additional pedestrians or bicycle access on the existing pathway extending from the intersection of Rockland Avenue and Woodside Avenue.

9.      The applicant shall coordinate with Narberth Borough to investigate providing ADA ramps at the intersection of Rockland Avenue and Woodside Avenue.

10.  The applicant shall demonstrate that at least two bicycle racks are provided on site. The applicant shall work with staff on the design and location the bicycle racks.

11.  The applicant shall refurbish all existing crosswalks adjacent to school property.

12.  The Rockland Avenue fence will be an estate style similar to that provided around the residential edges of similar institutions in the Township.

13.  The applicant will work with staff on potential design modifications to the proposed Rockland Avenue gate to maintain the established open campus/community facility relationship between the school and the neighborhood and preserve the sledding hill..

14.  The gate along Rockland Avenue will be closed only during recess in the rear field.

15.  The applicant shall consider implementing the following actions to reduce vehicle trips:

A.      Join the Greater Valley Forge Transportation Management Association (GVFTMA) which advocates increased mass transit service in the area and helps organizations develop Travel Demand Management plans; and

B.      Join the Delaware Valley Regional Planning Commission’s (DVRPC) RideECO program, which can be offered as an employer-paid benefit, through a pre-tax payroll deduction, or with the employer paying a portion of RideECO.

Landscape Plan:

16.  The decorative fencing shall be provided to screen the view of the modular building from Rockland Avenue.

17.  The applicant shall work with staff on the landscape design of the 16-space parking area.

18.  A revised landscape plan complying with Natural Features Code Section 101-9 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

19.  The Planting Plan must be approved by the Planning Department and the Township Arborist prior to issuance of the permit/recording the Final Plan.

20.  A maintenance and operations plan shall be submitted for the proposed landscaping, street furniture and other amenities installed as part of this project.

21.  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.

21.  The applicant shall provide the native alternative to the seven evergreen trees labeled as PIO-Picea orientalis, Oriental spruce with Picea Pungens, Colorado spruce.

22.  The applicant shall provide native alternative to the 13 evergreen trees labeled as THGG-Thuja plicata ‘Green Giant’.

Stormwater Management:

23.  The increased volume of stormwater generated by the proposed development for the twenty-five (25) year storm shall be recharged.  Calculations documenting this shall be submitted. 

24.  In addition to the twenty-five (25) year recharge requirement, the calculations shall demonstrate that the Rev infiltration volume requirements have been met for all impervious surface shown on the site.

25.  Where feasible cuts shall be provided in the curbing associated with all new parking areas to allow for stormwater infiltration into planting areas.

26.  The CMP riser pipe for basin No. 300 shall be more clearly further specified as aluminum or aluminized steel.

27.  All existing inlets and other stormwater structures within the project area shall be numbered on the plan for reference. 

28.  Additional protection against sedimentation shall be provided at the outflow structures for the temporary basins.  The details shall be revised to include the additional measures and must be approved by the Township Engineer.

29.  Grates and other stormwater structures that are indicated on the plan to be “sealed” or “filled with debris” must be opened, cleaned and verified to be functioning as designed.  The invert elevations represented on the plan for these structures must be verified and any adjustments to the design or supporting calculations made as required.

30.  Spot elevations shall be provided for the emergency spillway of basin No. 300.  The elevation shall be consistent with the calculations which demonstrate the basin has been designed with one-foot of freeboard above the maximum flow elevation.

31.  The existing inlets that are proposed to receive the connections of the basin outflows shall be noted to be repaired/replaced as required or as directed by the Township.

Utilities:

32.  The applicant shall provide a copy of the Narberth Borough’s approval to discharge additional sanitary sewer from the proposed module classroom to the manhole located at the intersection of Rockland Avenue and Woodside Avenue.

33.  The applicant shall update the utility list shown on Sheet 03 to reflect a contact at Narberth Borough for the sanitary sewer lateral connection additions/revisions.

34.  The applicant shall include fire suppression in the modular classroom.

Construction Details:

35.  A fill material stockpile location shall be provided in addition to the topsoil stockpile presently provided.  Notes shall be added regarding stabilization of the stockpiles.

Standard Conditions of Approval:

36.  An itemized breakdown of existing and proposed impervious surface shall be provided on the plan.

37.  The final number of required parking spaces must be approved by the Zoning Officer.

38.  The applicant shall consider incorporating green technology into the project including but not limited to a green roof, solar panels, porous pathways, geothermal heat and air conditioning and an electric vehicle charging stations. The applicant shall also consider having no natural gas connections.

39.  The applicant shall install a Knox Box entry system at the exterior of all commercial, institutional and multifamily residential buildings at or near the main entrance to the building and/or at other locations as determined and approved by the Fire Marshal.

40.  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.

41.  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.

42.  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.

43.  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.

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

45.  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.

46.  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.

47.  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.

48.  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.

49.  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.