Consider for recommendation to the Board of Commissioners approval of a Tentative Sketch Plan. The plan prepared by Site Engineering Concepts, LLC, dated July 13, 2018, last revised September 13, 2018 shows the demolition of three structures including Cartref (229 N. Merion Avenue), the Pagoda (714 New Gulph Road), and the Health Center (712 Old Gulph Road), and the construction of a new two-story Student Life and Wellness Center with an 11,400 square foot footprint. The plan also shows the construction of 16 parking spaces located along N. Roberts Road adjacent to the Pensby Center (229 N. Roberts Road), and four spaces adjacent to the new health center. 

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

a. Natural Features Code Section 101-5.C.2.b, to disturb slopes greater than 25% for the expanded driveway on N. Roberts Road and for proposed utility work and stormwater connections/improvements. 

Expiration Date – 11/20/2018…………..………………….......................…………Zoning – R2/HROD

Applicant: George Broseman, Esquire, Kaplin Stewart

Applicant's Representative: George Broseman, Esquire, Kaplin Stewart

Property Owner: Bryn Mawr College

On Monday, November 5, 2018 the Planning Commission recommended approval subject to the following conditions which shall be complied with on the Preliminary Plan: 

Zoning Hearing Board:

1.     The plan shall comply with the Zoning Hearing Board decision in Appeal No. 4447.

Township Engineer’s Review:

2.     The Township Engineer’s review letter dated October 26, 2018 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions.   

Access & Circulation:

3.     The applicant shall investigate extending the existing sidewalk along New Gulph Road into the site and carrying it around to connect to the new building as well as the upper parking lot to the east of Erdman Hall. If determined feasible, the connections shall be shown on the Preliminary Plan.

4.     The applicant shall investigate providing a pedestrian pathway from the lower parking lot to the east of Erdman Hall to connect to the existing sidewalk along Morris Avenue. If determined feasible, the connection shall be shown on the Preliminary Plan.

5.     Bike racks shall be provided adjacent to the proposed building. The bike racks shall be shown on the Preliminary Plan.

6.     The location of the existing pedestrian crosswalk across N. Roberts Road shall be clearly shown and labeled on the Preliminary Plan. The proposed location of the crosswalk shall be shown on the Preliminary Plan.

Architectural Elevations:

7.     The applicant shall consider alternatives to the demolition of Cartref.

8.     The applicant shall provide additional information regarding materials and products for the proposed building with the Preliminary Plan application.

9.     Architectural elevations and renderings of all sides of the proposed building shall be submitted with the Preliminary Plan, including the proposed materials, which shall be keyed to the documents.

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

Landscaping & Site Design:

11.  A landscape plan complying with applicable Natural Features Code Sections 101-9 and 101-5B, Zoning Code Section 155-167.4, 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.

Stormwater Management:

12.  Erosion control measures, including the proposed construction access, conforming to Township standards shall be provided on the Preliminary Plan. Certification attesting to the completeness shall be provided on the Erosion Control Plan.

13.  Improvements to the drainage from the stone-reinforced spillway from the corner of the parking lot to the east of Erdman Hall to New Gulph Road shall be investigated with the Preliminary Plan submission. The need for additional curbing, inlets and an increase in the conveyance line capacity shall also be evaluated.

14.  A fill material and topsoil stockpile location shall be provided on the Preliminary Plan.

Utilities:

15.  The size, material, and slope of the proposed sanitary lateral shall be shown on the Preliminary Plan.

16.  The location of all proposed utility services shall be verified and shown on the Preliminary Plan.

17.  The limits of the existing electric banks near the proposed Wellness Center to be removed shall be clarified on the Preliminary Plan.

Construction Details:

18.  A certification by a civil engineer of the condition of any existing retaining walls in the project area that are to remain shall be provided with the Preliminary Plan. Any recommended improvements/repairs shall be made a condition of permit issuance.

19.  A full reveal and depressed concrete curb detail shall be provided on the Preliminary Plan.

20.  Depressed concrete curb and concrete apron shall be indicated at the adjusted driveway access on N. Roberts Road. The length of depressed curb shall be dimensioned on the Preliminary Plan.

21.  A detail of the porous walkways shall be provided on the Preliminary Plan. The detail shall be compliant with the Township standard for porous materials for the area to be excluded from impervious surface tabulation against the allowable limit.

Lighting:

22.  A lighting plan covering the project area 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.

Standard Conditions of Approval:

23.  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.

24.  The Preliminary Plan, complying with all 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.

25.  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.

26.  The owner will 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.

27.  The owner shall make payment of the Township Engineer’s and/or Clerk of the Works’ 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.

28.  The property owner(s) shall comply with all federal, state and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.