Consider for approval a Preliminary Land Development Plan. The plan prepared by Site Engineering Concepts, LLC, dated July 13, 2018, last revised February 15, 2019, 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 11,399 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). 

Expiration Date - 4/7/2019..........................................................Zoning - R2/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.

Zoning Hearing Board:

1.    The plan shall comply with the Zoning Hearing Board decision in Appeal No. 4447 which shall also be listed on the Final Plan.

Township Engineer’s Review:

2.    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, with the exception of items B.38 and B.39.  With respect to item B.42, 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.

Access & Circulation:

3.    The applicant shall provide a four foot (4’) wide painted pedestrian/bicycle pathway within the existing driveway that connects the proposed sidewalk to the lower parking lot adjacent to Erdman Hall to the existing sidewalk along Morris Avenue.

4.    The applicant shall install three ADA ramps at the intersection of New Gulph Road, Morris Avenue and Pembroke Road provided the installation does not result in additional improvements from PennDOT as part of the overall plan for the intersection:

5.    Depressed curb shall be indicated at the revised driveway access locations. The length of depressed curb shall be dimensioned on the plan. Concrete curb can be specified for use on Roberts Road.

6.    The existing crosswalks across Merion Avenue shall be shown on the plan.  Crosswalks shall be noted to be refurbished if/as required. A detail of the Township standard crosswalk shall be included on the plan.

Architectural Elevations:

7.    The plans for the Student Life & Wellness project shall be revised to be consistent with the plan attached as Exhibit A to the Preliminary Land Development plan. In the meantime, the applicant shall consider alternatives to the demolition of Cartref including but not limited to that shown on Exhibit A, seeking Conditional Use approval to exceed the allowable impervious surface limits or delaying demolition until the proposed zoning code is adopted.

8.    The proposed building shall be constructed substantially as shown on the architectural elevations prepared by Ewing Cole, dated February 25, 2019 with the exception of any recommendations made by the Planning Commission.

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

10. 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).

11. 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:

12. 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.

13. 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 Final Plan.

14. The applicant shall replace the Quercus (QUA), a deciduous canopy tree, located to the east of the stairs of the proposed building with a species from the Acer Genus or a male Sweetgum, Liquidambar styraciflua‘Rotundiloba’.

15. The applicant shall identify the botanical name, size, and quantity of plants proposed under the three (3) TIAR- Tilia American ‘Redmond’ shown in the planted islands in the Roberts Road parking lot.

16. The applicant shall add four (4) additional street trees along N. Merion Avenue.

17. The Natural Features Code compliance charts shall be revised to include the accurate square footage of parking/loading area.

Stormwater Management:

18. All inlets in non-paved areas shall be graded in a twelve (12”) inch sump condition in order to increase the efficiency of runoff collection.  Spot elevations shall be added to the plan to clarify grading.

19. A detail shall be provided for all basin outlet structures. The elevations and dimensions of the controls and the overall structure shall be listed. The information shown shall be consistent with the final stormwater calculations.

20. The existing trench drain located at the edge of the main parking area of the Wellness Center shall be replaced with a type M inlet that is graded in a sump condition. Spot elevations shall be added to clarify the grading.  Adequate stone stabilization shall be added around the grate. The stone reinforcing the bank shall be noted on the plan to be replaced/refurbished as required or as directed by the Township Engineer.

Construction Details:

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

Demolition:

22. 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.

23. 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.

24. 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.

25. 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.

26. 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.

27. 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.

28. 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.

Plan Requirements:

29. The following items shall be dimensioned on the plan:

a.  The aisle width of the proposed parking area off Roberts Road.

b.  The back-up area for the last parking space shall be dimensioned on the plan.

c.  The aisle width for the parking area adjacent to the Wellness Center shall be dimensioned on the plan.

d.  The aisle paving width for the modified drive off Roberts Road.

e.  The radius of the eastern drive return.

f.   The width of the one-way access drive from New Gulph Road.

g.  The proposed angled parking spaces.

30. Additional dimensions shall be provided for all patios, walks, and other impervious surfaces to clarify the limits of each.

31. Dimensions for the ADA spaces shall be added to the plan and shall comply with minimum design standards.

32. The concrete apron on N. Merion Avenue at the end of the walkway to be removed shall be removed and replaced with full reveal granite curb. The width of curb to be raised to full reveal shall be dimensioned on the plan. 

33. Depressed granite curb shall be provided for the new one way access drive off New Gulph Road. The length of depressed curb shall be dimensioned on the plan.

Lighting:

34. 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.

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

Standard Conditions of Approval:

36. 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.

37. 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.

38. 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).

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. 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.

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 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.

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