Consider for recommendation to the Board of Commissioners approval of an Amended Tentative Sketch Plan. The plan prepared by Momenee, Inc. dated July 5, 2018 amends a previously approved Tentative Sketch Plan showing the construction of a four story building containing 21 units. The amended plan increases the number of underground parking spaces from 30 to 44, decreases the number of surface parking spaces from 14 to five, increases the building footprint by 1,543, and decreases the height of the building by three feet. The plan also shows the construction of a one-way driveway with a separate entrance and exit onto Montgomery Avenue within the front yard setback and the installation of a sidewalk along Glenn Road. 

Expiration Date - N/A...............................................................................................Zoning - R7

Applicant: Cas Holloway, Glenn-Montgomery Holding, L.P.

Applicant's Representative: David Falcone, Esquire, Saul Ewing

Property Owner: Peter & Jo Ann Balitsaris

On Monday, November 5, 2018, 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 October 26, 2018 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with the conditions of approval set forth below.

Pedestrian Circulation:

2.     The proposed sidewalk along Glenn Road shall be extended to the property line of 110 Glenn Road.

3.     The applicant shall consult with the Township on any improvements proposed in the right of way.

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

5.     Detectable warning surfaces shall be shown in the sidewalk at the crossings of the proposed driveways.

New Construction:

6.     Elevations and architectural renderings of all sides of the proposed building, including a list of materials keyed to the documents, shall be submitted with the Preliminary Plan.

7.     The design of the building shall be compatible with the existing neighborhood with respect to scale, rhythm and mass and should include or reference elements of the architectural styles found in the adjacent neighborhoods.

8.     The applicant shall investigate including additional outdoor living space and gathering areas on the property.

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

Traffic, Access & Parking:

10.  The plans shall be revised to show the installation of stamped and colored pedestrian crosswalks at the intersection of Glenn Road and Montgomery Avenue. The final design of the crosswalk shall be subject to the approval of the Township Engineer.

11.  The width of the driveways and the length of depressed curb shall be dimensioned.  New depressed granite curb shall be noted.   

12.  The centerline striping at the drive access shall be further described as double yellow pavement markings. To encourage a right-out-only movement onto Glenn Road the applicant shall investigate installing a traffic island. Details shall be provided with the Preliminary Plan.

13.  A full reveal and depressed granite curb and a concrete curb detail shall be provided on the Preliminary Plan. The length of curb to be raised to full reveal shall be located and dimensioned on the Preliminary Plan.

14.  Concrete aprons shall be labeled on the Preliminary Plan. Details of the concrete apron and sidewalk shall be provided and shall conform to Township standards.

15.  Adequate maneuverability for cars in the garage and for delivery/service vehicles shall be documented for the final paving/building layout. 

16.  The radii of the driveway access/egress shall be labeled on the plans and be adequate for all permitted traffic movements. 

17.  The width of the garage aisles shall be dimensioned on the Preliminary Plan.

Landscape Plan:

18.  The applicant shall investigate the feasibility of preserving existing landscape elements such as stone walls outside of the public right of way and reusing the materials in the development.

19.  Landscaping material and elements shall be sited so as to screen the view of the surface parking spaces from both Montgomery Avenue and Glenn Road.

20.  The applicant shall strive to design the landscape plan to promote usable outdoor gathering and relaxation spaces for residents on-site while meeting the buffering requirements.

21.  The applicant shall investigate implementing the following measures to mitigate the impact of the driveway on the viewshed:

·       The landscaped area along Montgomery Avenue in the area of the proposed driveway be graded to provide a gentle berm;

·       The selection of landscaping along the frontage be chosen with the intention of screening the views of the parked cars;

·       A low-profile curbing be utilized for the proposed loop driveway to reduce the view of the vehicular area from the public viewshed;

·       Investigate expanding the use of pavers within the loop driveway; and

·       Reduce the width of the proposed loop driveway to the minimum necessary.

22.  The removal of any tree in the right-of-way of Glenn Road shall be subject to the approval of the Shade Tree Commission. The street trees to be removed shall be shown on the proposed development plan in addition to the existing conditions plan.

23.  A landscape plan complying with Natural Features Code Sections 101-9 and 101-5B, Zoning Code Section 155-167.7, 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.

24.  Wooded lot calculations shall be provided on the Preliminary Plan. The total number of trees removed and impacted by the proposed construction shall be listed.

Stormwater Management:

25.  Erosion control measures and the proposed construction access location shall be provided on the Preliminary Plan. Details that conform to Township standards shall be shown. Certification attesting to the completeness shall be provided on the Erosion Control Plan.

26.  A profile of the alternative storm pipe outflow connection to the storm sewer in St. Georges Road shall be provided on the Preliminary Plan to more fully demonstrate feasibility.

Utilities:

27.  The location, size, material, and slope of the proposed sanitary lateral shall be shown on the Preliminary Plan and shall comply with Township standards. Separate permits/approvals shall be obtained.

28.  The location of all proposed utility services shall be provided on the Preliminary Plan.

Construction Details:

29.  A construction staging and demolition plan shall be submitted with the Preliminary Plan.

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

31.  A note shall be added to the Preliminary Plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of the seepage bed, storm sewer piping and prior to the start of earthmoving activities.

Standard Plan Items:

32.  An As-Built Plan shall be submitted following completion of the project demonstrating compliance with building footprint square footage limitations.

33.  The location of all existing storm sewers and structures shall be provided on the Preliminary Plan. The size, slope, and material of all storm sewers within two hundred (200’) feet of the development or proposed work shall be indicated. The location of the recently installed storm sewer extension from the Suburban Square Development project shall also be shown.

34.  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.

Standard Conditions of Approval:

35.  The applicant shall identify on the Preliminary Plan how the recreation area requirement will be met.

36.  An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted with the Preliminary Plan. 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.

37.  The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.

38.  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.

39.  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.

40.  The Preliminary Plan shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Amended Tentative Sketch Plan approval.

41.  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.

42.  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.

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