Consider a Tentative Sketch Plan. The Plan prepared by Momenee, Inc. dated October 22 2018, last revised November 15, 2019 shows the construction of two new, mixed-use buildings; Building R3-A is 123 feet tall and contains 135 residential units and 32,905 sq. ft. of retail/restaurant space; Building R3-B is 83 feet tall and contains 55 residential units and 32,905 sq. ft. of retail/restaurant space; the addition of 1,591 parking spaces, and the installation of three stormwater management systems. The existing buildings and parking deck on the site are proposed to remain and vehicular access into the site is not altered.

Expiration Date – 12/31/2019…….............................................................................Zoning – CAD-RCA

Applicant: Bala Plaza Property, Inc.

Owner: Bala Plaza, Inc.

Applicant's Representative: Alfred R. Fuscaldo, Esquire, Fuscaldo Law Group LLC

On Monday, December 9, 2019 the Planning Commission recommended approval subject to the following conditions which shall be complied with on the Preliminary Plan:

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated December 2, 2019 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval or any relief or modifications granted.

Phasing:

2.     The applicant shall work with the Township on a Developer’s Agreement to be submitted with the Preliminary Plan. The agreement shall clarify project phasing, timing, construction of required amenities, and such other provisions and project components as may be necessary or which the applicant and Township deem appropriate. The agreement shall consider the phased development of One Bala Plaza, Two Bala Plaza and Three Bala Plaza as a single aggregate phasing plan. The phasing shall be coordinated with a developer’s agreement to be submitted with the Preliminary Plan.

3.     The applicant shall work with the Township and the Township Engineer prior to the submission of the Preliminary Plan to develop the appropriate scope and timing of any traffic study or traffic studies which the applicant and the Township deem appropriate for the phased development of the property. The property owner shall perform traffic studies at each of the proposed phases of the development process as directed by the Township Engineer.

Zoning:

4.     The building area calculations shall be revised as directed by the Zoning Officer to reflect Zoning Hearing Board appeal 2090.

5.     Per Zoning Code Section 155-217.C.2.e, any portion of a new building above three stories or 45 feet above grade shall be set back from the build-to line a minimum of 10 feet.

6.     The zoning chart shall be revised to include the build to line required along City Avenue and to indicate that no side yard is required since the site has three front yards.

7.     The existing FAR of the site shall be added to the Zoning Chart.

8.     The FAR of the site shall be as shown on the one sheet plan titled One, Two & Three Bala Plaza, dated November 26, 2019 and prepared by Momenee, Inc. The maximum allowable FAR for Two Bala Plaza shall be revised to 1.75 on this sheet.

9.     The required and proposed building diagonals and separation distances shall be provided on the plan.

10.  The required car share spaces shall be added to the plan as required by the Zoning Code. The applicant shall work with staff on the locations.

11.  The required bicycle parking spaces shall be shown on the Preliminary Plan as required by the Zoning Code.

12.  The applicant shall indicate in the Preliminary Plan submission whether they will contribute to a City Avenue Transportation Services Area Fund held by the Township or install required traffic improvements for the Mixed-use and OSTI density increases.

13.  The landscaped verge along City Avenue shall be a minimum of six feet wide.

Architectural Elevations:

14.  Elevations of all sides of the proposed buildings and parking structures, including a list of materials, shall be submitted with the Preliminary Plan as required by the Zoning Code. The elevations shall include a chart that demonstrates compliance with the Development design standards in Zoning Code Section 155-217.F. The height of the proposed buildings shall be included on the elevations.

15.  The applicant shall provide a structural engineering report with the Preliminary Plan that documents that the existing parking structure can accommodate the proposed construction.

16.  The proposed method of visually and audibly screening the proposed mechanical equipment serving the new buildings shall be submitted with the Preliminary Plan.

17.  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:

18.  A chart shall be included with the Preliminary Plan indicating how the proposal complies with the greening standards contained in Subdivision & Land Development Code Section 135-41.4.

19.  The specific requirements for the public gathering space contained in Zoning Code 155-217.E.1.d shall be shown on the landscape plan.

20.  The applicant shall provide an analysis with the Preliminary Plan as to how the entire aggregated public gathering space will be used.

21.  The applicant shall include Code required tree information at a legible size for the scale of the Conservation Plan.

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

23.  If any recreation area will be provided for the project, it shall be shown on the landscape plan.

Pedestrian Circulation:

24.  A pedestrian circulation plan shall be provided with the Preliminary Plan to identify any gaps in the pedestrian circulation both through the site and connecting to adjoining sites.

25.  The required width of the multipurpose path, pedestrianway and landscaped verge shall be dimensioned on the Preliminary Plan.

26.  Details of the multi-purpose path shall be provided on the Preliminary Plan including where the path dead ends at 40 Monument Road.

27.  The applicant shall clarify how the construction of the sidewalk and wall will be constructed as it is located on the adjacent property at 50 Monument Road and Public Works Department records indicate that the right of way at that corner was never included within the right of way for St Asaphs Road. The applicant shall coordinate with Public Works to determine the extent of developmental rights within this area.

28.  The applicant shall provide vehicular/fall protection for the proposed wall to support sidewalk expansion along St. Asaphs Road. 

29.  The applicant shall provide a pedestrian access easement to include the linear sidewalk expansions proposed outside of the existing right of way of adjacent roadways.

Traffic, Circulation & Parking:

30. A restriction to the percentage of internalization of vehicle trips shall be made when investigating the effects on the levels of service of the site driveways and adjacent intersections in the traffic study.

30.   The applicant shall meet with the Traffic Safety Unit of the Lower Merion Police Department to discuss access to the rear of the new parking garages.

31.  Stop bars and 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.

32.  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. 

33.   A traffic impact study shall be submitted with the Preliminary Plan that fully evaluates the following items. The applicant shall contact the Township Engineer’s office to discuss and develop the assumptions that will be used in the analysis.

34.  The proposed driveways including an evaluation of the levels of service.

35.  The increase in PM peak trip generation, which will be used to calculate the required traffic impact fee for use in off-site improvements per the Act 209 planning documents.

36.  The applicant shall consider potential interactions between the One/Three and Two Bala Plaza sites to adequately provide for the number of pedestrian crossings across St. Asaphs Road.

37.    The applicant shall work with the Township to install a protected crosswalk with a center refuge island and a pedestrian beacon if a significant number of pedestrians are expected to cross St. Asaphs Road at areas that are not controlled by a traffic signal. The effects of a required modification to the number of lanes on St. Asaphs Road should also be evaluated if this improvement is installed.

38.    The applicant shall work with the Township to provide at a minimum a pedestrian intersection improvement at the intersection of Decker Boulevard and St. Asaphs Road.

39.    Upgraded pedestrian signals and ADA facilities shall be evaluated for use on the Kings Grant Drive and Decker Boulevard intersections with St. Asaphs Road.

40.    The actual sight distance triangles shall be shown for each driveway. The sight distance shall meet the minimum safe stopping distance required by PennDOT 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 Traffic Safety Unit of the Lower Merion Police Department.

Stormwater Management:

41.    The applicant shall investigate incorporating stormwater best management practices (BMPs) into the site.

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

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

44.    A note shall be added to the Preliminary 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.

45.    All stormwater management areas shall be located outside of Township sewer easements.

Deliveries/Trash Pick Up:

46.    The location of the loading docks serving the proposed buildings shall be identified on the Preliminary Plan and maneuverability diagrams shall be submitted.

47.    The applicant shall submit a statement with the Preliminary Plan indicating how the Township’s recycling requirements will be complied with.

48.   The proposed location of any trash dumpster(s) shall be provided on the Preliminary Plan.

Utilities:

49.   The applicant shall provide a tentative equivalent dwelling unit (EDU) breakdown based on proposed uses for further examination by the Township of sanitary sewer capacity.

50.    The applicant shall show the Township’s 30-foot-wide easement centered over existing Township sewer main 771 which runs through the Saint Asaphs Road side of the property on all plan sheets.

51.    All bike racks, benches and other miscellaneous items shall be removed from being directly on top of or in close proximity to the Township’s sanitary sewer main located on the site.

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

53.    The location, size, material, and slope of the proposed sanitary lateral(s) shall be provided on the Preliminary Plan.    

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

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

56.    All existing utility service locations shall be provided on the Preliminary Plan.

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

Construction Details:

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

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

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

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

62.    The applicant shall consult with the Fire Department regarding whether the existing fire hydrants along City Avenue and St. Asaphs Road must be relocated due to the installation of the multipurpose path.

63.   The applicant shall contact the Fire Marshal’s office regarding access to the rear area of the buildings, the roadway access to enter all properties and the overall site circulation.

Plan Requirements:

64.    The street address of 333 E. City Avenue shall be added to the title block of the plan set.

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

66.    Right of way widths for all roadways shall be shown on the Tentative Sketch Plan.

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

68.    The location of all transformers and utility boxes shall be shown on the Preliminary Plan.

Standard Conditions of Approval:

69.    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.

70.   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.

71.  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.

72.    A revised Tentative Sketch Plan addressing conditions herein shall be submitted for Township records.

73.    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.

74.   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.

75.  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.

76.  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.