Consider for approval a Preliminary Land Development Plan. The Plan prepared by Site Engineering Concepts, LLC dated January 7, 2019, last revised February 14, 2019 shows the enclosure of an existing port cochere with the construction of a building addition connecting the Ministry Center and the Sanctuary; construction of an open porch on the northern side of the Education Building; construction of an ADA accessible entrance to the Education Building; creation of a drop-off driveway using the existing driveways on Montgomery Avenue;  installation of two stormwater management seepage beds and various pedestrian improvements.

In addition, the application requires the following relief which has been recommended for approval by the Building & Planning Committee:

A.  Subdivision and Land Development Code Section §135-7.A. to not provide a Tentative Sketch Plan.

B.  Partial relief from Subdivision & Land Development Code Section 135-30 to allow for 11 of the required street trees to be planted elsewhere on the site due to overhead wires, driveways and viewsheds.

Expiration Date – 4/7/2019….........…………..………………....Zoning – R3/R7/HROD

Applicant: George Broseman, Esquire, Kaplin Stewart

Owner: Bryn Mawr Presbyterian Church

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

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 the conditions except that item B.29 need not be addressed; and that as to item B.19, applicant shall address the condition of the underground seepage bed in the Fishers Road parking lot separately from this project. With respect to item B.31, the applicant may provide an indemnity satisfactory to the Township to allow the Final Plan to be recorded prior to the approval of the Planning Module or Exemption.

Zoning Hearing Board:

2.    The applicant shall comply with Zoning Hearing Board Order 4451 and the conditions imposed, which shall be listed on the Final Plan.

3.    The applicant shall provide the required buffer for Areas 2 and 3 as shown on exhibits A-9 and A-11 presented to the Zoning Hearing Board. The final details of the buffer areas shall be subject to the approval of Township staff during the Final Plan approval process.

4.    The property at 121 Fishers Road shall be combined with the overall church property.

Architectural Elevations:

5.    The applicant shall provide record drawings of the Sanctuary-Activities building addition that clarify notes regarding paving and building materials. The applicant shall submit product data for these items.

6.    Adopting the recommendation of the Historical Commission, the applicant shall submit additional information to a subcommittee of the Historical Commission on the addition to the Education Building regarding the following:

a.  Provide additional material and product data for the windows, porch and roofing materials.

b.  Matching the color of roofing material to the metal roofing found elsewhere on the campus.

c.  Consider minor modification to the scale of the proposed openings at the entrance, to change the scale of the openings to more closely be sympathetic to the existing details of the building.

d. Provide clarification regarding the treatment of the exposed stone foundation (yet to be unearthed).

e.  Provide clarification of the materials comprising the retaining walls.

7.    The applicant shall provide additional material and product data for the contemplative garden along with a record set of the site or landscape plan indicating paving, lighting, gate, foundation, etc.

8.    Additional information related to the building additions shall be subject to the review of a subcommittee of the Historical Commission.

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

10. The proposed building additions shall be constructed substantially as shown on the architectural elevations prepared by Voith & Mactavish Architects LLP dated February 15, 2019 with the exception of any changes required by these conditions of approval.

11. Selected materials and significant architectural elements from the structures to be demolished shall be salvaged where determined reasonably feasible by the applicant.

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

13. 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).

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

Landscape Plan:

15. The chart demonstrating compliance with Natural Features Code Section 101-9 on sheet 10 of the plan set shall be revised as follows:

a.  To remove any references to existing trees and shrubs to remain. (Credit is not given for existing plant material.

b.  To reflect the accurate number of required plant material.

16. The size of all shrubs provided shall be listed in inches rather than gallons. The minimum size of shrubs shall be 24 inches in height.

17. The applicant shall provide native or non-invasive adapted plant species on the Landscape Plan.

18. A revised landscape plan complying with the applicable portions of the Natural Features Code Sections 101-9, Subdivision and Land Development Code Section 135-30 and these conditions of approval shall be prepared and sealed by a Registered Landscape Architect. The landscape plan shall be subject to the approval of Township staff.

19. 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.

Stormwater Management:

20. The seepage beds shall be designed with separate distribution and collection pipe systems and shall not be connected together as presently shown on the details.

21. Inlets and other structures shall be numbered on the plan for reference. 

Construction Details & Coordination:

22. A detail of the retaining wall shall be provided. Top and bottom of wall elevations shall be provided and the limits of the wall location shall be clearly shown. Calculations shall be provided for wall heights exceeding four (4’) feet.

23. A fill material and topsoil stockpile location shall be provided. Notes shall be added regarding stabilization of the stockpiles.

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

25. A full reveal and depressed granite curb detail shall be provided on the plan.

26. Depressed granite curb and concrete apron shall be indicated at all driveway access locations where work is proposed. The length of depressed curb shall be dimensioned on the plan.

27. Details of the concrete apron and sidewalk shall be provided and shall conform to Township standards.

28. Sidewalks across all drives associated with the proposed improvements shall be carried across the drive at grade. The notes on the plan referring to installation of ADA ramps at the drives shall be removed.

29. All new stair risers, treads, landings and railings shall comply with Township building code requirements.

30. Dimensions shall be added to all hardscape areas on the plan to clearly define the limits.

31. The 422’ elevation contour shall be shown in the paved area in front of the Ministry Center link.

32. The porous paving specification shall be submitted for review and shall be subject to the approval of the Township Engineer. The recharge stone shall be AASHTO No. 3 stone or equal.

33. Notes shall be added to the requested full reveal and depressed granite curb detail that include the following:

a.  The depressed curb height for the driveway shall be ¼ inch for each inch of existing curb reveal.

b.  Any curb replacement shall meet existing curb reveal height.

c.  One foot cut back is needed in the street area where any curb is adjusted and/or replaced. All joints shall be sealed.  An additional concrete support is needed mid-span of each section of depressed curb in the driveway area.

34. 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.

35. 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.

36. 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.

Standard Conditions of Approval:

37. 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.

38.  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.

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

40. Adjacent roads shall be labeled on the lighting plan.

41. 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.

42. 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.

43. 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 (102 mm) high with a minimum stroke width of 0.5 inch (12.7 mm).

44. 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.

45. 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.

46. 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.

47. 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.