Consider for recommendation to the Board of Commissioners approval of a Tentative Sketch Plan. The plan dated May 11, 2020, prepared by Nave Newell shows the demolition of the existing building, construction of a one-story building with a 7,951 sq. ft. footprint and 24 parking spaces and the installation of an eight-foot-wide sidewalk with a four-foot-wide hardscape verge along the property frontage. 

Expiration Date – 6/30/20........................................................................................Zoning – CAD-BV

Applicant: AZ Bala Cynwyd, LLC

Owner:Lower Merion Investment Partners

Applicant's Representative: Denise R. Yarnoff, Esquire

On Wednesday, May 27, 2020 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 May 20, 2020 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval or any relief or modifications granted.

Architectural Elevations:

2. Architectural elevations and renderings of all proposed buildings and additions shall be submitted with the Preliminary Plan, including proposed materials as required by the Zoning Code. The elevations shall include a chart that demonstrates compliance with the Development design standards in Zoning Code Section 155-219.F.

3. The applicant shall explore ways to provide additional windows along the front façade.

4. The applicant shall consider increasing the height of the building to two stories.

Landscape Plan:

5.  A chart shall be included with the Preliminary Plan indicating how the proposal complies with the greening standards contained in Subdivision & Land Development Code Section 135-41.4.

6.  A landscape plan complying with the Natural Features Code, Subdivision & Land Development Code and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan and demonstrate compliance with the following code requirements:

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

·   Subdivision & Land Development Code Section 135-30 & 135-41.4; and

·    Zoning Code Section 155-167.7 & 155-219.C.9.

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

8. Details shall be provided for the proposed dumpster enclosure.

9. 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.

10. The applicant shall appear before the Shade Tree Commission for approval of street trees located within the public right of way.

Traffic, Circulation & Parking:

11. The applicant shall work with staff on the location of all bicycle racks.

12. 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 fully documented to be adequate if/as required by the Fire Marshal. 

13. Depressed curb and a concrete apron shall be indicated at the new driveway access location.  The length of depressed curb shall be dimensioned on the plan.

14. The final drive/access design shall be subject to the approval of Traffic Safety, PennDOT, and Township Engineer approval.

15. The Preliminary Plan shall include a truck turning template demonstrating how large trucks will be able to safely enter and exit the site.

Stormwater Management:

16. The applicant shall investigate incorporating stormwater best management practices (BMPs) for the site.

17. Erosion control measures shall be provided with the preliminary plans.  The proposed construction access location shall be indicated.  Details that conform to township standards shall be shown.

18.  All inlets in non-paved areas shall be shown to be graded in a twelve 12-inch sump condition in order to increase the efficiency of runoff collection.  Spot elevations shall be added to the plan to clarify grading.

Operations:

19. The applicant shall submit a statement with the Preliminary Plan indicating how the Township’s recycling requirements will be complied with.

20. The applicant shall indicate how they will prevent customers from performing automotive repairs in the parking lot. 

Utilities:

21. The location of the proposed utility services shall be provided

Construction Details:

22. The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing structures, including but not limited to stone, brick, and wood. Architectural details such as windows and interior and exterior details including but not limited to fixtures and any wood, glass and metalwork of quality and good condition shall be salvaged. The applicant shall provide documentation to planning staff indicating how this condition will be met.

23.  A Demolition Plan shall be provided with the Preliminary Plans. Existing conditions on the site shall be clearly documented.

24.  Fill material and topsoil stockpile locations shall be provided with the Preliminary Plans.

25. Details of the curb, concrete apron, and sidewalk shall be provided.  Details shall conform to Township and PennDOT standards.

Standard Conditions:

26. 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.

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

28. A Lighting Plan shall be submitted with the Preliminary Plan and shall be subject to the approval of the Director of Building and Planning.

29. 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.

30. 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.

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

32. 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.

33. 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.

34. 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.