Consider for approval a Preliminary Land Development Plan. The Plan prepared by Site Engineering Concepts, LLC, dated December 3, 2018, last revised February 15, 2019, shows the demolition of the single-family dwellings and all associated improvements located at 941 Black Rock Road and 908 Youngs Ford Road and the consolidation of those lots with 920, 922 Youngs Ford Road and a portion of 900 Youngs Ford Road. The plan also shows the construction of a playground, play areas, play field, orchard and campus trail; the construction of an addition with a 1,666 sq. ft. footprint on the Savett Building, a 400 sq. ft. welcome gazebo/kiosk at the rear of the main school building, a 392 sq. ft. greenhouse at the rear of 900 Youngs Ford Road and the reconfiguration of driveways and parking areas with the installation of 35 additional parking spaces.

Expiration Date – 3/31/2019…………...............……………Zoning – R1/HROD

Applicant: Fred Fromhold, Esquire, Fromhold Jaffe & Adams

Property Owner:  Gladwyne Montessori School

Applicant's Representative: Fred Fromhold, Esquire, Fromhold Jaffe & Adams

On March 13, 2019 the Building & Planning Committee recommended approval subject to the following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted.

Township Engineer’s Review:

1.    The Township Engineer’s review letter dated February 25, 2019 shall be incorporated by reference into these conditions of approval to the extent the same is consistent with these conditions of approval.

Stormwater Management:

2.    The proposed stormwater management seepage beds shall be sized to recharge the 100 year direct runoff from all new roof areas.

3.    The applicant shall incorporate green stormwater infrastructure into the surface parking lot by adding cuts to the curbs of some or all of the planted islands.

Final Plan:

4.    A note shall be added to the Final Plan that states that the applicant has entered into an agreement with Save Gladwyne Village (SGV) and certain individuals regarding the future removal of the sand box and other playground structures between the rear fence at 910 Youngs Ford Road and the Savett building. 

5.    A note shall be added to the Final Plan that states that the applicant has entered into a private agreement with SGV and certain individuals to create a Declaration of Covenants and Restrictions relating to the future use of the driveway at 941 Black Rock Road that shall be executed and recorded with the Recorder of Deeds of Montgomery County prior to Final Land Development Plan approval.

Architectural Elevations/Site Design:

6.    Architectural elevations and renderings of all sides of the proposed building shall be submitted with the Final Plan, including the proposed materials.

7.    The proposed building addition shall be constructed substantially consistent with the architectural elevations prepared by CuetoKearney Design Architects, dated November 11, 2018, with the exception of any changes, mutually agreed to with staff.

8.    All signage shall be subject to a separate review for compliance with the Zoning Code by the Zoning Officer.

9.    The HVAC/mechanical equipment shall be screened on all sides whether on the roof of the building or on the ground. If located on the roof, the screening shall be integrated into the architecture of the building to improve the appearance and better mitigate noise from the unit(s).

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

Historical Commission:

11. The applicant shall consider submitting an application to the Historical Commission to add the property at 900 Youngs Ford Road to the Township’s Historic Resource Inventory.

Landscape Plan:

12. A revised landscape plan complying with Natural Features Code Section 101-9, Subdivision Code Section 135-30 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

13. The applicant shall provide native or non-invasive adapted plant species on the landscape plan.

14. The maintenance and operations plan provided on the landscape plan shall be revised to provide additional details.

15. A note shall be added to the landscape plan requiring the removal of wire baskets and all burlap except for the very bottom of the root ball.

16. At least one bicycle rack shall be provided on the site.

17. 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.

18. Where feasible, additional Skip Laurel shrubs (Prunus laurocerasus 'Schipkaensis') or other appropriate plant material approved by staff shall be planted along the fence line on the side and rear of 910 Youngs Ford Road to enhance the previously approved and planted buffer. 

Crosswalks & Access:

19. The existing handicap ramps associated with the two existing crosswalks over Youngs Ford Road on/near the school frontage shall be upgraded to ADA compliant designs. The pavement markings shall be re-furbished with high-visibility, durable materials in compliance with Township standards.

20. The existing flashing sign for the crosswalks shall be replaced with push-button activated rapid flashing beacons to be installed by the applicant. PennDOT review and approval for the flashing devices shall be obtained and the Township shall be copied on all correspondence with PennDOT regarding the installation.

Construction Details:

21. The applicant shall conduct regular street cleaning of all roadways adjacent to active portions of the construction site.  Staff shall have the right to order street cleaning more often if there is evidence of construction related debris in the roadway during the project.

22. A certification by a civil engineer of the condition of any existing retaining walls in the project area to remain shall be provided.  Any recommended improvements/repairs shall be included as a condition of the grading permit.

Phasing:

23. The applicant shall demonstrate that the project phasing is self-sustaining and independently complies with zoning and shall post the escrow guarantee for the entire project prior to the commencement of Phase 1.

24. The applicant shall submit a plan to Township Staff that shall be subject to their review and approval that documents the sufficiency of off-street parking for school vehicles (faculty, staff, and student) during Phase 2, when the parking lot at the school will be unusable.  

Demolition:

25. 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.

26. The applicant shall document compliance with the notification requirements of the Federal Asbestos National Emission Standards for Hazardous Air Pollutants (NESHAP) and shall submit an Asbestos Abatement and Demolition/Renovation form to the Pennsylvania Department of Environmental Protection and the EPA at least 10 days prior to commencing demolition. Copies of these documents shall be provided to the Township prior to the issuance of a building permit.

27. The applicant shall submit a demolition plan with the Final Plan. The demolition plan shall indicate how dust and other air particles will be controlled, the procedure for demolishing the buildings and how the demolished building materials will be removed from the site. If asbestos or any other regulated hazardous material exists within the building, it shall be removed and certifications to that effect shall be filed with the Pennsylvania Department of Environmental Protection. Notice of demolition shall be provided by posting of the site at least seven days in advance of the proposed demolition.

28. During demolition of the existing structures the applicant shall ensure that the contractor takes appropriate measures to minimize dust at all times during active demolition. Multiple hoses and/or a water truck shall be provided on site to continually spray the building during demolition. The demolition plan shall include the specific water measures to be used to reduce the dust during demolition.

Utilities:

29. The location of all transformers and utility boxes shall be shown on the Final Plan. Additional utility improvements resulting in material changes to approved plan including but not limited to the loss of required parking, changes to circulation patterns or the alteration of the quantity or location of proposed landscaping shall require an amendment to the approved plan.

Standard Conditions of Approval:

30. A deed of consolidation shall be recorded subsequent to the recording of the Final Plans.

31. The applicant shall submit a parking plan with the Final Plan detailing where construction vehicles will be parked. The plan shall be subject to the approval of the Township prior to the issuance of any permits.

32. All construction-related vehicles shall be parked on site or at a remote site not in the neighborhood. No construction-related vehicles may park on the street. This includes personal vehicles operated by construction workers or vehicles operated for construction workers, material suppliers, product vendors, and all construction trades engaged in the project.

33. 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.

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

35. 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.

36. 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.

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

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. 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.

40. 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.

41. 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.

42. 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.