Consider for recommendation to the Board of Commissioners approval of a Tentative Sketch Plan. The Plan prepared by Site Engineering Concepts, LLC, dated October 15, 2018, last revised April 18, 2019, shows the demolition of eight (8) single family dwellings (1319 Wendover, 1315 Wendover, 1309 Wendover, 1301 Wendover, 1291 Wendover, 1295 Wendover, 1320 W. Montgomery and 1326 W. Montgomery), consolidation of the eight properties; construction of a new academic building with a 15,000 sq. ft. footprint; a carriage house with a 2,500 sq. ft. footprint; a 7,700 sq. ft. addition to the existing gymnasium, an addition with a 1,500 sq. ft. footprint to the Clarke Lobby, the creation of a surface parking lot with 58 spaces, new sports courts that provide 26 auxiliary parking spaces, an artificial turf field and various pedestrian improvements. 

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

a.  Natural Features Code Section 101-5.C.2.a, requiring disturbance to slopes 15% and greater to be minimized.

b.  Natural Features Code Section 101-5.C.2.b, requiring no disturbance to slopes 25% and greater.

Expiration Date: 6/20/2019......................................................................................Zoning: R2/HROD

Applicant: George W. Broseman, Esquire, Kaplin Stewart

Property Owner: School of the Holy Child

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

On Monday, May 6, 2019 the Planning Commission recommended approval subject to the following conditions: 

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated April 29, 2019 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.

Zoning Order:

2.     The applicant shall comply with all conditions imposed on Zoning Hearing Board Order 4450.

3.     The applicant shall provide an estimated time frame when the proposed academic building will be constructed.

Parking:

4.     The applicant shall consider not constructing the row of 27 parking spaces closest to Wendover Avenue until such time as the proposed academic building is constructed.

Historic Resources:

5.     The applicant shall return to the Historical Commission prior to submitting a Preliminary Plan application to obtain a recommendation on the demolition of the Class II resources and to present architectural elevations of the proposed buildings.

6.     The applicant shall preserve the existing stone pillars on 1320 W. Montgomery Avenue to the greatest extent feasible.

7.     The applicant shall investigate one or more alternative site layouts that preserve one or more of the historic resources proposed for demolition.

Elevations:

8.     Architectural elevations and renderings of all sides of the proposed buildings and building additions shall be submitted with the Preliminary Plan and shall include all proposed materials.

9.     The mean grade of the structures shall be calculated and shown on the Preliminary Plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

Landscape Plan:

10.  The required buffer shall be designed as a naturalized ecosystem along the edges of the property and shall incorporate existing trees where possible.

11.  Two additional planted islands shall be provided in the proposed parking lot. The square footage of all proposed planted islands shall be provided on the Preliminary Plan.

12.  The existing estate fencing along Montgomery Avenue shall be extended to encompass the newly acquired property frontage. The applicant shall investigate preserving or salvaging the existing estate fencing on those properties where existing structures are being demolished.

13.  Existing trees to remain shall be devined.

14.  A landscape plan complying with the applicable sections of the Natural Features Code, Subdivision & Land Development Code Section 135-30 and 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.

15.  The applicant shall meet with the EAC to discuss the incorporation of best management stormwater practices into the preliminary landscape plan and promote environmental education.

Stormwater Management:

16.  A note shall be added to the plan indicating that the Township Engineer shall be notified 48 hours prior to the installation of any seepage bed and prior to the start of earthmoving activities.

Traffic & Circulation:

17.  The traffic study shall be revised to include an analysis of the intersection of Airdale Road and Wendover Avenue and shall include any accident history involving this intersection.  Updated traffic counts shall be conducted when Rosemont College is in full session and the results shall be fully evaluated in a revised study to be submitted with the Preliminary Plan.

18.  The actual sight distance triangles shall be shown for the exit driveway. The sight distance shall meet the minimum safe stopping distance required by PaDOT Publication Title 67, Chapter 441.  Calculations shall be provided as necessary. It shall be noted what improvements are necessary to be performed to achieve the required sight distance. The final drive configuration shall be subject to the approval of the Traffic Safety Unit of the Lower Merion Police Department. 

19.  “One-way” and “Do-Not-Enter” signage along with pavement markings shall be added to better control and clarify vehicular movement. Stop bars/Signs and double-yellow centerline pavement markings shall be provided as required to provide safe and efficient movement of traffic. All traffic control signage shall be provided on a “Signage and Pavement Marking” plan to be submitted with the Preliminary Plan.

20.  Maneuverability diagrams shall be submitted with the Preliminary Plan. Adequate turning radii for all vehicle movements shall be documented. Fire truck access and maneuverability shall be fully documented to be adequate if/as required by the Fire Marshal. 

21.  The parking spaces in the existing parking lots shall be delineated on all future plan sets.

Pedestrian Circulation:

22.  The applicant shall provide logical pedestrian connections through the site in lieu of installing sidewalks along the portion of Wendover Avenue between Montgomery Avenue and the existing site driveway on Wendover Avenue. These connections shall be shown on the Preliminary Plan.

23.  Access to and through the site from the existing public sidewalks shall be shown on the Preliminary Plan.

24.  All proposed sidewalks shall be a minimum of five feet wide.

Utilities:

25.  The location of all existing sanitary laterals shall be provided on the Preliminary Plan.     

26.  The location of any proposed utility services shall be provided on the Preliminary Plan.

27.  The existing sanitary sewers shall be shown on the Preliminary Plan to within 200’ of the development.

28.  All existing utility service locations shall be shown on the Preliminary Plan. Utilities to be removed/abandoned shall be clearly noted.

Construction Details:

29.  All existing and proposed impervious surfaces shall be clearly tabulated/itemized on the on the Preliminary Plan.

30.  A detail of the proposed retaining walls shall be provided. Calculations shall be provided for wall clear heights exceeding four (4’) feet or for walls with equivalent surcharge loading if/as applicable.

31.  Erosion control measures that conform to Township standards shall be provided on the Preliminary Plan. 

32.  A soil stockpile location shall be provided on the Preliminary Plan.

33.  Full reveal and depressed curb details shall be provided on the Preliminary Plan.

34.  Depressed curb and concrete apron shall be indicated at the driveway access locations. The length of depressed curb shall be dimensioned on the Plan. The radii at the aprons shall be dimensioned on the plan and demonstrated to be adequate. 

35.  Curb shall be noted on the plan to be repaired/replaced at the direction of the Township.

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

Standard Conditions of Approval:

37.  A lighting plan 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.

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 Preliminary 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 Tentative Sketch Plan approval by the Board of Commissioners.

40.  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.

41.  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.

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 applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.