Consider for recommendation to the Board of Commissioners approval of a Tentative Sketch Plan. The plan prepared by Bohler Engineering, dated December 14, 2019, last revised June 4, 2020 shows demolition of all existing buildings, consolidation of nine properties into one property containing 150,962 sq. ft and construction of a five-story mixed-use building containing 57,936 sq. ft. of retail space, 279 apartments and a total of 582 parking spaces. The proposal includes two options for rear access to the site: Option #1 proposes the extension of W. Athens Avenue through the site to Greenfield Avenue and includes the transfer of 6,156 sq. ft. from the subject properties to the property at 25 Greenfield Avenue (Fox Park) and the transfer of 5,688 sq. ft. from Greenfield Avenue to the subject properties, resulting in an increase of 468 sq. ft. of land area on the 25 Greenfield Avenue Property; Option #2 proposes access to extend from Greenfield Avenue and terminates in a cul-de-sac.

Expiration Date – 7/22/20..................................................................................Zoning – ASDD-1/MUST

Applicant: George Broseman, Esq

Owner: VMDT Partnership

Applicant's Representative: George Broseman, Esq

Plans, reports, and zoning documents associated with the application can be found at the below link: https://app.sharebase.com/#/folder/13533/share/166-IPTlp4l7F9PPcAWGQIHdz6laLOo

On Monday, June 22, 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 June 16, 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. As to comment B.28 regarding a sewer planning module or an exemption, an indemnification agreement satisfactory to the Township Solicitor may also be provided prior to recording the final plan.

Affordable Housing:

2. The applicant shall consider possible methods to address affordable housing issues, including voluntarily providing a number of dwelling units in the proposed mixed-use building that are affordable to moderate-income households, and/or making a voluntary contribution to community-based non-profit group(s) in Ardmore.

Lot Line Change:

3. The applicant’s Preliminary Plan shall include sufficient detail for the Township to determine zoning compliance for 25 Greenfield Avenue (Fox Park) with respect to parking, impervious surface and internal site circulation.

Streetscape & Site Greening:

4. Street trees shall be provided along all street frontages in accordance with Subdivision and Land Development Code Section 135-28. Final locations of all street trees shall be subject to the review of the Shade Tree Commission and the Traffic Safety Unit of the Lower Merion Police Department.

5. A landscape plan complying with Natural Features Code Sections 101-9, 101-5B and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.

6. The applicant shall continue to investigate additional ways that public gathering space can be integrated in the site design.

7.  A Planting Plan shall be approved by the Planning Department and the Township Arborist.

8. The applicant shall work with staff on the design of the streetscape prior to the submission of the Preliminary Plan.

9. The applicant shall coordinate with SEPTA to provide a bus shelter for the existing bus stops. The applicant shall work with staff on the proposed design.

Traffic & Circulation:

10. The applicant shall completepursue the full extension of W. Athens Avenue through to Greenfield Avenue (Option 1) and shall work with staff on the design. If the applicant is unable to complete Option #1 then the applicant shall have the right to continue processing Option #2 and return to the Planning Commission and the Building & Planning Committee for further review, and to the Board of Commissioners to request approval of Option 2.

11. A Pennsylvania Department of Transportation (PennDOT) Highway Occupancy Permit (HOP) will be required for this development. The Township must be involved with any meetings and copied on any correspondence pertaining to the PennDOT HOP.

12. The sight distance triangles for the final location of the new drive on Lancaster Avenue, for the proposed road extension and for the drive access to the road extension shall be provided and clearly shown on the plan.  The distance shall be demonstrated to meet the applicable sight distance requirements as specified by PennDOT. The Traffic Safety Unit of the Lower Merion Police Department shall also approve the final drive configuration/ location on Lancaster Avenue and the location of the intersection configuration of the roadway extension with Greenfield Avenue.

13. The applicant shall continue to coordinate with Planning staff, Traffic Safety Unit of the Lower Merion Police Department, the Public Works Department, and the Ardmore House on traffic and pedestrian related improvements.

14. A full reveal and depressed concrete and granite curb detail shall be provided with the Preliminary Plans. Depressed curb shall be clearly shown and labeled at all driveway/roadway connections. The length of depressed curb for the new driveways and any curb to be raised to full reveal shall be dimensioned on the plan.

15. Granite curb shall be clearly shown to be used for the roadway extension.  Details that conform with township standards shall be provided with the Preliminary Plans.

16. Sidewalk and curb shall be noted on the plan to be repaired/replaced at the direction of the Township.

17. The applicant shall reduce the width of the curb cut associated with the loading area along W. Athens Avenue extension if feasible.

18. Stop bar/signage shall be indicated on the plan at intersecting interior drive aisles. Pavement marking arrows shall be added for clarity. Stop bars, stop signs, and centerline pavement markings shall be provided as required or as directed so as to provide a more orderly movement of vehicles. A pavement marking and signage plan shall be submitted with the Preliminary Plans.

19. If the proposed site driveway to Lancaster Avenue remains right-in/right-out, physical measures to prevent the restricted movements shall be investigated.

20. The Transportation Impact Study (TIS) shall be revised to consider/address the following issues; however, additional comments may be issued upon completion of a comprehensive review with the Preliminary Plan application:

a. The TIS identifies benefits to traffic operations and mobility with the extension of West Athens Avenue to Greenfield Avenue. As recommended in the study, Option 1 should be implemented as part of this development.

b. As recommended in the study, optimization of the traffic signals in the study area should be provided after the site development and occupancy, and the applicant has agreed with this condition.

c. The peak hour gap study for the proposed site driveway on Lancaster Avenue should identify the available capacity for left-turn entry and left-turn exit movements, for informational purposes. In addition, the total number of gaps available at the intersection of Ardmore Avenue and West Athens Avenue should be confirmed.

d. The TIS shall include an evaluation of the proposed pedestrian network, including the crossings of Ardmore Avenue, Lancaster Avenue, and Greenfield Avenue as previously outlined. The study should confirm which study intersection corners will be modified to provide ADA compliant connectivity to adjacent properties and through study intersections.

e. Although the study indicates that the overall intersection Level of Service does not degrade more than ten (10) seconds at any intersection, the study notes that some individual movements at the intersections of Lancaster Avenue & Woodside Avenue, and Lancaster Avenue & Ardmore Avenue will experience increased delay. As the study is proposing total vehicular trip generation reductions due to the interaction of the mixed uses on the site, a sensitivity analysis shall be performed regarding the potential impact of the development on these key adjacent intersections.

f. The queue conditions outlined in Table 13 shall be confirmed for the projected 2027 post-development scenario, as several 2027 values are less than 2022 values.

Parking & Access

21. The existing on-street parking spaces along W. Athens Avenue shall be shown on the plan in addition to the existing parking meters.

22. Details for the design of the bump-outs for the parking on the frontage of Lancaster Avenue shall be coordinated with SEPTA. Impacts to drainage conditions, location of street lighting, bus stops, and lane use control signage shall be fully investigated.

23. The applicant shall meet with the Parking Services department to discuss any changes to existing on-street parking.

24. The applicant shall work with the Township to install parking meters for the on-street parking spaces along Lancaster Avenue and the W. Athens Avenue extension to encourage turnover of the spaces.

25. The applicant shall investigate including compact parking spaces within the garage.

26. Adequate maneuverability for cars in the garage and for delivery/service vehicles that will access the roadway extension and the loading dock shall be documented. Adequate maneuverability for fire truck access through the road extension shall be documented. The radii at all road and driveway access/egress shall be adequate.

27. A profile of the parking ramps shall be provided. The maximum grade shall be indicated.

28. The applicant shall indicate whether access to the garage parking for either the retail or residential uses will be restricted and by what method.

29. “No Parking by Order of the Fire Marshal” signs shall be provided where directed by the Chief Fire Officer.

30. Pavement marking and proper signage shall be indicated in the area of the residential access doors near Lancaster Ave. “No Parking” / “Loading Unloading Only” etc. signage as appropriate shall be provided.

Pedestrian Circulation:

31. The applicant shall work with Township staff to consider steps that could be taken to promote additional pedestrian connectivity at and near the property to further enhance public gathering space opportunities.

32. A pedestrian circulation plan shall be provided with the Preliminary Plan submission and shall include building entrances and access routes to submission that includes building entrances and points of public interest, such as bus stops, St. Mary’s Church, Ardmore Library, and the Ardmore Post Office. The plan shall be revised to include both alternatives to extend W. Athens Avenue.

33. The applicant shall install the pedestrian improvements at the intersection of W. Athens and Ardmore Avenues, to include bump-outs and/or crosswalks, as shown on the plan and subject to PennDOT approval.

34. Concrete apron shall be shown at all driveway/roadway connections. Sidewalk shall be shown to cross all driveways at grade. Details of the concrete apron and sidewalk shall be provided. Details shall conform to Township Standards, subject to PennDOT approval for the state rights of way.

35. The applicant shall increase the sidewalk width along Greenfield Avenue to a minimum of 12’ feet if feasible.

36. The applicant shall work with staff to maximize pedestrian mobility and supplemental greening along the W. Athens Avenue extension.

37. New or upgraded ADA ramps shall be provided at the intersection of Greenfield Avenue and Lancaster Avenue, subject to PennDOT approval.

38. In order to improve pedestrian safety accessing the site on the east side, a Rectangular Rapid Flashing Beacon (RRFB) shall be installed in the crosswalk over Ardmore Avenue at West Athens Avenue. The details of the design of the RRFB shall be submitted and evaluated with the Preliminary Plans. The Traffic Study shall also investigate the benefits of installation of flashing warning devices for the pedestrians crossing Greenfield Avenue at the new West Athens Avenue roadway extension intersection or upgrading the existing pedestrian crossing on Greenfield Avenue to the south of the new roadway extension. It shall also investigate the need for a pedestrian flashing warning device across Lancaster Avenue at the new site driveway.

39. Details for the crosswalks shall be provided and comply with township design standards. A raised crosswalk over the W. Athens Avenue extension shall be considered/evaluated in order to provide additional traffic calming and safety for pedestrians. Dimensions on the W. Athens Avenue extension are to be shown.  The length of the proposed crosswalk to the loading area should be decreased if feasible and will be fully evaluated with the Preliminary Plan.

Stormwater Management:

40. The applicant shall investigate ways to integrate stormwater management BMPs into the project to mitigate the impacts of stormwater runoff.

Architectural Elevations/Site Design:

41. Architectural elevations and renderings of all sides of the proposed building shall be submitted with the Preliminary Plan, including the proposed materials. The applicant shall provide a chart to demonstrate compliance with the Architectural Design Standards in Zoning Code Section 155-87.25.

42. The mean grade of the structure shall be calculated and shown on Preliminary Plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

Construction Details & Coordination:

43. A construction schedule shall be submitted with the Preliminary Plan application.

44. A fill material and topsoil stockpile location shall be provided.

45. 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. Certification attesting to the completeness shall be provided on the Erosion Control Plan.

46. A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of the seepage bed and prior to the start of earthmoving activities.

Utilities:

47. The location, size, material, and slope of the proposed sanitary lateral shall be shown.

48. The location of all proposed utility services shall be provided. This must be indicated on the Preliminary Plan.

Standard Plan Requirements/Conditions:

49. The applicant shall demonstrate with the Preliminary Plan how the recreation land area requirement will be met.

50. 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.

51. 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.

52. Two copies of the revised plan shall be submitted with all changes highlighted. A letter shall also be provided with the revised plan indicating how each condition of approval has been met and how each requested revision has been addressed in the re-submission.

53. 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.

54. 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 codes, including but not limited to traffic and circulation, the Stormwater Management and Erosion Control and Natural Features Conservation Code shall not be determined until the applicant submits a Preliminary Plan for Township approval.

55. 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.

56. 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.

57. 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.