Consider for approval a Tentative Sketch Plan prepared by Bohler Engineering dated January 27, 2017, last revised August 17, 2018 showing the demolition of five buildings located at 119, 121, 123, 125 & 127 Coulter Avenue and a retail building (Urban Outfitters) located at 75 St. James Place, subdivision of 14,113 square feet from 75 St. James Place and consolidation with the existing five properties to create a 73,811-square foot (1.69 acre) property and construction of a new five-story mixed-use building with a 57,834-square foot footprint, containing 18,988-square feet of retail space and 152 apartments.  The proposal shows two levels of underground parking and one level of at-grade parking located behind the proposed retail space, all of which will be accessed from an existing interior driveway off Coulter Avenue.  The following conditions shall be complied with on the Preliminary Plan.

Expiration Date - 8/31/2019……………………….....Zoning - CL/C2/MUST

Applicant: Michael Ogden, Kimco Realty

Property Owner: Ardmore Statutory Trust

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

On Wednesday, July 24, 2019 the Building & Planning Committee recommended approval subject to the following conditions:

Township Engineer’s Review:

1.         The Township Engineer’s review letter dated July 18, 2019 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval and the below noted items from the Township Engineer’s review letter shall be amended to read as follows:

3.  At a minimum, the increased volume of stormwater generated by the proposed development for the twenty five (25) year storm shall be recharged and the stormwater shall be rate controlled for the hundred (100) year storm. The volume shall be based on an existing ground cover condition of meadow. Calculations documenting this shall be submitted with the Preliminary Plans.  The applicant shall consider a recharge rate for the hundred (100) year storm.

12.  The auxiliary stormwater management system associated with the previous parking garage development will be constructed as part of this development by the applicant concurrent with the construction of the new building. The township could contribute funds to offset the cost of the combined system. The outflow from the facility designed with this application could then be conveyed through that auxiliary facility and improve the collection ability/operation of the stormwater network. This shall be evaluated with the Preliminary Plans and made a Condition of Approval of the Tentative Sketch.

22.  As many of the traffic counts in the study were conducted in 2014, new traffic counts must be conducted at key intersections in order to determine if there would be any changes in the conclusions based on current conditions. In addition to the intersections already included in the report, those key intersections must include:

a.  Montgomery Avenue and Church Road

b.  Montgomery Avenue and Woodside Road

c.  Lancaster Avenue and Anderson Avenue

d.  Lancaster Avenue and Woodside Road

Density:

2.         The applicant shall consider reducing the number of units, reducing the footprint, reducing the height and adding additional green space to comply with the proposed VC zone as will be advertised in the new zoning code.  The applicant shall report out as part of the Preliminary Plan submission.

Architectural Elevations:

3.         The mean grade of the structure shown shall be verified and grading shall be shown. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

4.         Architectural elevations and renderings of all sides of the proposed building, including a list of materials, shall be submitted with the Preliminary Plan. The applicant shall provide a chart to demonstrate compliance with the Architectural Design Standards in Zoning Code Section 155-87.25.

5.         The proposed building shall contain the required 10 foot set back from the build to line as required by Zoning Code Section 155-87.22.C.1.i.

6.         The applicant shall investigate providing a chamfered edge on the southwestern portion of the building.

Landscape/Streetscape Plan:

7.         The applicant shall install a green roof. If a green roof is not feasible, the applicant shall install a “white membrane roof.”

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

9.         The landscape plan shall provide a high-quality pedestrian streetscape along Coulter Avenue including landscaping and street furniture that buffers pedestrians from the roadway.

Pedestrian Circulation:

10.     The off-site traffic and pedestrian improvements proposed for the North Ardmore area, required by Land Development Application #3747, shall be completed prior to the issuance of permits for this project.  This shall exclude the crosswalks on the north side of Montgomery Avenue which are scheduled to be installed in coordination with the Township’s 2020 Paving Program.

11.     The applicant shall work with residents and the North Ardmore Civic Association to provide neighborhood decoration and signage that will discourage cut-through traffic on St. Georges Rd, Glenn Rd, Edgewood Rd, and Llanfair Rd.

12.     The applicant shall work with staff and the North Ardmore and Wynnewood Civic Associations to maximize pedestrian and bicycle access to the site to enhance neighborhood connectivity with the center and existing transit facilities.

13.     The applicant shall extend a sidewalk along the eastern edge of the access driveway adjacent to the parking garage.

14.     The applicant shall work with staff to facilitate pedestrian circulation from this project to existing portions of the center and public sidewalks.

15.     Sidewalk and curb shall be repaired/replaced at the direction of the Township.  Existing granite curb shall be indicated on the plan.

Circulation & Parking:

16.     The radii at the driveway access/egress shall be labeled on the Preliminary Plan and shall be demonstrated to be adequate.

17.     The location of the building columns shall be clearly shown on the plan. The column locations shall not adversely impact maneuverability in the garage. 

18.     The applicant shall specify garage parking designated for employees, shoppers, and residents.

19.     A full reveal and depressed granite curb detail shall be provided on the Preliminary Plan.  The length of depressed curb for exit driveways to be raised to full reveal shall be dimensioned on the plan.

20.     With regard to the proposed low-volume driveway site access, the applicant shall:

a.  Situate the access driveway along the shopping center access road in order to maintain the uninterrupted sidewalk along the building frontage and reduce both pedestrian and vehicular conflicts. 

b.  Provide stop control on the egress approach.

c.  Provide ADA compliant pedestrian facilities to cross the site access approach.  

21.     The configuration of the curb cuts for the driveway on the plan shall match those on the maneuverability diagrams. The radii at the driveway access/egress shall also be labeled on the plan and be demonstrated to be adequate.

22.     The applicant shall install a sharrow (street marking placed in the travel lane to indicate where people should cycle) and signage along Coulter Avenue to increase bicycle usage and safety.

23.     The width of the one-way aisle in the garage shall be dimensioned on the plan.

24.     The applicant shall work with Township staff to develop improvements on Coulter Avenue and along Llanfair Road to reduce travel speeds and further improve non-motorized travel conditions.

25.     A Pavement Marking and Signage Plan shall be submitted with the Preliminary Plan. Stop signs and bars shall be added to the aisles to control traffic movement in the garage. Double yellow centerline pavement markings shall be added to better define lanes and improve circulation. “Do-Not-Enter” signs shall be added to one-way aisles to direct traffic movement.

Stormwater Management:

26.     The applicant shall work with the Township Engineer to provide the location and volume control of stormwater drainage sub-areas and downstream routing of stormwater to ensure that the stormwater management facilities do not exacerbate flooding and drainage issues on St. Georges Rd, Glenn Rd, Edgewood Rd, and Llanfair Rd.

27.     Erosion control measures shall be provided on the Preliminary Plan. The proposed construction access locations shall be indicated. Details that conform to Township standards shall be shown. Certification attesting to the completeness shall be provided on the Erosion Control Plan.

28.     The location of existing storm sewers shall be provided. The size, slope, and material of all storm sewers within two hundred (200’) feet of the property shall be indicated on the Preliminary Plan.

Utilities/Construction Details:

29.     The applicant shall work with the Township Engineer to ensure that existing sanitary sewage facilities and pump stations can support this development, and cover the cost of any necessary improvements.

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

31.     The applicant shall commit to submetering all tenant utility supply lines “creating a positive economic incentive to save water and energy.”

32.     The applicant shall commit to an annual written report to the Board of Commissioners regarding “economic development, energy usage, emissions, water, effluents & waste, transit usage, building certifications, and energy disclosure.”

33.     The applicant shall include this building in Kimco’s utility management program.

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

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

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

37.     The applicant shall provide electric vehicle charging stations for tenants, employees, and customers.

38.     The applicant shall work with staff to determine the feasibility of providing “landlord financing and development of rooftop solar systems that supply electricity directly to tenants.” The applicant will report back during Preliminary Plan.

39.     The applicant shall include this property in Kimco’s “Integrated Waste and Recycling program.”

40.     Details of the concrete apron and sidewalk shall be provided on the Preliminary Plan and shall conform to Township standards.

Deliveries/Trash Pick Up:

41.     The applicant shall submit the anticipated hours for deliveries and trash pick-up with the Preliminary Plan.

Standard Conditions of Approval:

42.     The zoning chart shall be revised to show both the existing and proposed conditions of all lots included in the proposal.

43.     The location of any proposed signage shall be shown on the Preliminary Plan.

44.     All easements on the adjoining property shall be shown. Metes and bounds shall be shown where applicable.

44. The applicant shall work with Narberth Ambulance to ensure no degradation in emergency response times due to increased traffic.

45.     The applicant shall use the “set of construction standards [Kimco developed] in partnership with U.S. EPA Energy Star® program representatives” provided those standards to not conflict with Pennsylvania laws or building codes.

46.     The applicant shall ensure that the construction, management, and use of this building shall remain consistent with Kimco’s publicly stated goals for reducing greenhouse gas emissions, electricity use and waste to landfill. The applicant shall present site-specific goals during preliminary plan and shall report progress on these goals annually as part of the presentation written report required by condition 32.

47.     The applicant’s design professional shall submit a report to the Township documenting compliance with the following conditions of approval:  33; 39; 45; and 46.

48.     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.

49.     The Preliminary Plan, complying with all 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.

50.     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.

51.     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.

52.     The lighting plan shall be designed to comply with the 2015 IECC or the 2013 ASHRAE Standard 90.1.

53.     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.

54.     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.

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