Consider a Tentative Sketch Plan. The Plan dated October 22, 2019, last revised November 15, 2019 prepared by Momenee, Inc. shows the phased construction of 11 new structures containing: three mixed-use buildings containing a total of 255 residential units above first floor retail uses ranging in height from five to seven stories; three residential buildings containing a total of 310 units ranging in height between seven and 14 stories, a nine-story hotel containing 168 rooms; a 14-story office building; and two, 14-story mixed-use buildings containing office above first floor retail and structured parking. All buildings include structured parking. The plan also shows the relocation of the existing access driveway along Belmont Avenue approximately 160 feet to the southeast from its current location and reconfiguration of the existing surface parking areas to remove 1,837 surface parking spaces and add 4,563 structured parking spaces for a total of 4,966 parking spaces on the site. The plan shows the construction of minor private streets and pedestrian pathways throughout the site and public gathering space including ]an outdoor amphitheater.

Expiration Date – 12/31/2019……...............................................................Zoning – CAD-RCA/R6A

Applicant: Bala Plaza Property, Inc. 

Property 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.

Project 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, and 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 applicant and the Township shall consider the feasibility and impact of first phase shall consist of including in the first phase of the project development concentrated (i) on St. Asaphs Road to establish the streetscape and continue and (ii) along Belmont Avenue to the relocated entrance on Belmont Avenue.

3.  The property owner 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. shall perform traffic studies at each of the proposed phases of the development process as directed by the Township Engineer.

Zoning Compliance:

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

5.  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.

6.  The applicant shall evaluate the feasibility of relocating uses such that the taller buildings, specifically but not limited to Office North and Office North Two, are situated at the topographically lower end of the site and away from the single family residences on Righters Ferry Road, and the less tall buildings, such as R2B, are situated at the higher end of the site.

Site Design:

7.   The applicant shall work with staff to ensure evaluate that the proposed viewsheds into the site with respect to (i) the context of the adjacent residential neighborhood along Belmont Avenue, provide (ii) the visual connections with the surrounding District and views into the site from St. Asaphs Road, and (iii) respect and the enhancement the of sensitive natural features and green spaces along Monument Road.

8.  The applicant shall work with staff to evaluate the impact and feasibilityof better integrating e building footprints and open space as in the manner identified on Exhibit A: One, Two and Three Bala Plaza, Tentative Sketch Plan comments dated December 6, 2019 prepared by Planning Division staff.

9.  The applicant shall work with staff to evaluate the impact and feasibility of relocating or reorienting theThe proposed mixed-use building (R2A) shall be relocated or reoriented to better preserveto mitigate the effect it may have on the open space shown as shown on the Official Map.

10.  Buildings with structured parking shall be wrapped with active uses for 80% of the ground floor façade as required by the Zoning Code.

Architectural Elevations:

11.  Architectural elevations and renderings of all sides of all proposed buildings and additions shall be submitted with the Preliminary Plan, including proposed materials 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.

12.  The applicant shall consider the recommendations regarding building height from both the Montgomery County Planning Commission and the Neighborhood Club of Bala Cynwyd prior to submission of a Preliminary Plan.

13.  The mean grade of the structures shown shall be verified. Documentation showing the calculations shall be provided. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

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

Landscape Plan:

15.  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.

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

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

18.  Wooded lot calculations including all viable trees to be removed and impacted by the proposed construction shall be submitted with the Preliminary Plan submission.

19.  The tree information on the existing conditions plan shall be revised to be legible at the scale provided.

20.  The applicant shall work with staff during the Preliminary Plan phase to determine where pedestrian scaled lighting shall be provided.

21.  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.

22.  A detail of any 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.

23.  The applicant shall work with staff to adjust the size and limits of the proposed public gathering spaces to ensure that the spaces are meaningful.

24.  The applicant shall identify how the recreation area requirements in the Subdivision and Land Development Code are met for residential development with the Preliminary Plan.

Pedestrian Circulation:

25.  A pedestrian study shall be provided and it shall consider the potential interaction between the One/Three and the Two Bala Plaza sites in order to adequately provide for the number of pedestrian crossings of St. Asaphs Road and the number of pedestrians that are expected to cross St. Asaphs Road at areas that are not controlled by a traffic signal to determine the need for a protected crosswalk with a center refuge island and pedestrian beacon.

26.  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.

27.  The applicant shall revise the plans to provide the required six-foot landscaped verge and eight-foot sidewalk along the proposed internal roadway system.

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

29.  Curb and sidewalk shall be noted to be repaired or replaced as directed by the Township.

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

31.  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:

32.  The proposed left turn lanes at Belmont Avenue and St. Asaphs Road that were proposed with the Act 209 study shall be constructed by the applicant as part of this project to the extent feasible and as required by the traffic study. Details shall be provided on the Preliminary Plan.

33.  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.

34.  Traffic calming on the internal roadways shall be considered. Bump-outs, raised crosswalks, paved crosswalks, or other measures shall be evaluated to improve pedestrian safety.

35.  The applicant shall work with staff on the internal roadway configuration to ensure that it reduces pedestrian conflicts, places vehicular access to structured parking in the rear or side of structures and reduces offset intersections.

36.  The applicant shall work with staff to evaluate the potential removal or relocation of theThe vehicle drop-off area associated with residential building R2C. shall be removed or relocated so that it is not along the primary front façade of the building.

37.  The applicant shall work with staff to evaluate the potential relocation or removal of tThe surface parking located adjacent tot building R1C shall be relocated or removed.

38.  The applicant shall work with staff to provide the required on-street parking spaces along the new internal roadways as required by the Zoning Code.

39.  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.

40.  The applicant shall work with staff on the location of all bicycle racks.

41.  The applicant shall explore providing electric bicycle docking stations and bike share docks.

42.  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. 

43.  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. 

44.  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.

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

b. 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.

45.  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 approval of the Traffic Safety Unit of the Lower Merion Police Department. 

46.  Cross sections for all internal roadways shall be submitted with the Preliminary Plan.

47.  The applicant shall work with staff, the Township Engineer, and City Avenue Special Services District to promote traffic demand management (TDM) strategies to reduce congestion. Recommended TDM strategies shall be submitted with the Preliminary Plan.

Stormwater Management:

48.  The applicant shall investigate incorporating stormwater best management practices (BMPs) for the site.

49.  The applicant shall locate all stormwater management areas outside of Township sanitary sewer easements including “wet pond” adjacent to Three Bala East  which is located too close to the on-site main and within the 30 foot sewer easement.

50.  The proposed stormwater design shall address the overflow from the existing on-site stormwater management feature located at the corner of Belmont Avenue and Righters Mill Road to the satisfaction of the Public Works Department.

51.  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.

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

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

Operations:

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

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

Utilities:

56.  The full extent of the Township’s sewer main located on the site as well as the Township’s 30 foot wide easement centered over the main shall be shown on all sheets of the plan set.

57.  No buildings shall be located over Township sewer mains or within Township sewer easements. The applicant shall coordinate with the Public Works Department if existing sanitary sewer easements are to be abandoned. If sanitary sewer easements are abandoned then the sanitary sewer conveyance system will be the responsibility of the property owner.

58.  All proposed sanitary sewers intended to support the proposed development will not be accepted for dedication by the Township.

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

Construction Details:

60.  The plan shall be revised to show right of way widths for all roadways on the Tentative Sketch Plan.

61.  No proposed roadways will be accepted for dedication by the Township.

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

63.  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.

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

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

66.  The applicant shall further investigate reducing the total site disturbance at any given time to less than 25% of the overall site to reduce the amount of soil transport potential from the development.

Plan Requirements:

67.  The street address of 231 and 251 St. Asaphs Road shall be added to the title block of the plan set.

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

69.  The location of the existing sanitary laterals shall be shown on the Preliminary Plan.

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

71.  The location of the proposed utility services shall be shown on the Preliminary Plan. 

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

73.  All existing utility service locations shall be shown on the Preliminary Plan.

74.  All proposed parking garages shall be labeled on the site plan. The total height and number of stories of all existing and proposed buildings shall also be labeled on the Preliminary Plan.

75.  Documentation shall be submitted with the Preliminary Plan documenting whether existing slopes to be disturbed are man-made.

76.  All structures along Righters Ferry Road shall be shown on the Preliminary Plan.

77.  The plan shall show a clear demarcation of the two different FAR standards that apply to the property.

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

79.  The applicant shall coordinate with the Fire Department regarding access to existing and proposed buildings prior to submission of the Preliminary Plan.

80.  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.

81.  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.

82.  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.

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

84.  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.

85.  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.

86.  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.