Consider for recommendation to the Board of Commissioners approval of a Preliminary Land Development Plan showing the consolidation of four existing parcels; construction of a new, five-story mixed-use building with a 27,268-square foot footprint containing 32,000 square feet of retail space on two levels and 35 apartments on the upper stories; construction of an underground parking garage and one level of at-grade parking located below and behind the building to provide a total of 84 on-site parking spaces; and construction of an underground stormwater management system.

Expiration Date: 11/16/2017..........................................................................Zoning: ASDD-1/MUST

Applicant:  Justin Hopkins

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

Property Owner: Lancaster Western Properties, LP

On Monday, November 6, 2017 the Planning Commission recommended approval subject to the following conditions:

Township Engineer:

1.  The Township Engineer’s review letter dated October 26, 2017 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with the conditions of approval set forth below. With respect to comment B-30, the applicant may provide an indemnity satisfactory to the Township to allow the Final Plan to be recorded.

Traffic & Circulation:

2.  The applicant shall fund adaptive signal technology at the intersection of Ardmore Avenue and Lancaster Avenue unless denied by Penn DOT. shall be fitted with adaptive technology to mitigate the impact of the development. If Penn DOT does not permit the single intersection to be fitted with the adaptive technology, In which event the funds for the installation shall be deposited with the Township to use as part of a future Township or Penn DOT project to adapt several adjacent intersections with the technology.

3.  If the adaptive signal technology is installed, a A post-development study shall be performed to evaluate and optimize traffic signal phasing and timing at Lancaster Avenue & Ardmore Avenue and optimization timing changes shall be performed if/as directed by the Township Engineer and approved by Penn DOT.

4.  Larger dDelivery vehicles (e.g. SU-30 or larger) shall not access the site during peak site traffic hours that include 7 a.m. to 9 a.m. and 4 p.m. to 6 p.m. on weekdays and 11 a.m. to 1 p.m. on Saturday. The applicant shall provide a plan for delivery schedules and trash pick-up and shall propose a plan to minimize any light and sound trespass on residences. Loading after 10 p.m. shall only take place from Lancaster Avenue. 

5.  The applicant shall continue to work with staff on the pavement treatment of the proposed curb cut on Ardmore Avenue.

6.  The applicant shall work with the Township to install parking meters for the on-street parking spaces along Lancaster Avenue to encourage turnover of the spaces.

7.  The applicant shall investigate providing a pedestrian “shelter area” in the striped crosswalk within the surface parking area underneath the building to improve pedestrian safety.

8.  Penn DOT permits shall be obtained for all stormwater work in the right-of-way of Ardmore Avenue.  Maintenance responsibilities for the storm sewer extension located in the Penn DOT right-of-way shall be assumed by the property owner. An agreement clarifying the maintenance responsibilities that is subject to the approval of the Township Solicitor shall be executed prior to recording the Final Plan.

Future Employees:

9.  To reduce the need for parking on the site, the applicant shall propose financial incentives to employees of the store and the residential tenants to not park a car on the site. 

10.  The applicant shall make a good faith effort to hire future employees from the local community, including regularly informing local community groups of employment opportunities.

Parking:

11.  The plan shall be revised to indicate that no more than the minimum number of parking spaces needed to satisfy Code parking requirements for the project shall only 69 parking spaces are being designated from nearby adjacent municipal parking lots. This shall be determined prior to recording the Final Plan.

12.  The applicant shall eliminate the three proposed on-street parking spaces on Lancaster Avenue and shall work with staff to create a sustainable street tree design. 

13.  The number of parking spaces required by the Zoning Code shall not be encumbered by any easments. 

14.  The applicant shall restripe/refurbish the existing crosswalks at the following locations:

·       The intersection of Ardmore and Lancaster Avenues;

·       The intersection of W. Athens Avenue and the Ardmore House driveway; and

·       The intersection of Ardmore Avenue and School Lane.

15.  The applicant shall continue to work with staff to ensure that appropriate wayfinding signage is provided.

16.  The applicant shall continue to work with staff and SEPTA on the design of the bus shelter.

17.  The applicant shall continue to work with staff on the design of the bicycle racks.

18.  The applicant shall investigate ways to incentivize and promote the use of multi-modal transportation to access the site.

19.  The applicant shall participate in an Ardmore Parking and Circulation Working Group, to be comprised of Ardmore residents and business owners within the Ardmore Commercial District and staff from the Township’s Traffic Safety Division, Planning Division and Parking Services Department. The group shall meet regularly to identify potential pedestrian safety and access improvements and continue to refine the parking strategies in Ardmore to ensure parking management is optimized.

20.  The applicant shall investigate the installation of signage at the entrance of the below-grade garage identifying the number of available parking spaces to reduce the number of customers circulating through the site looking for available parking spaces.

21.  The applicant shall work with the Township to display the locations of public parking lots in Ardmore to reduce the possibility that customers and residents will utilize on-street parking spaces located on residential streets.

Store Operations:

22.  The applicant shall ensure that no shopping carts leave the premises and no shopping carts shall be displayed on the public sidewalks.

 Landscape/Streetscape:

23.  The applicant shall work with staff to provide a dynamic streetscape plan that is consistent with  utilizing the Greening Standards found in the Subdivision & Land Development Code and is subject to the approval of Township staff to include seating opportunities and seasonal plantings in large planters to be placed strategically along the streetscape.

24.  The applicant shall coordinate with the Township on the style of all proposed street furniture including benches, trash cans, tree grates, and bicycle racks to ensure the design is reflective of the Ardmore streetscape.

25.  Window planters shall be provided along the Lancaster Avenue & Ardmore Avenue facades in the upper story residential floors.

26.  The applicant shall provide a maintenance and operations plan for the streetscape and landscaping elements.

27.  The branching height of the street trees shall be increased to eliminate the potential for conflicts with signage, trucks and pedestrians

28.  The applicant shall work with staff to ensure the maximum number of street trees are provided on-site without inhibiting vehicular and pedestrian visibility.

29.  The applicant shall continue to work with staff on the selection of tree species and ground plantings to ensure that site conditions, such as salt tolerance, are considered.

30.  If any plantings required by the Natural Features Code are shown to be placed on the roof garden, they shall be included in the maintenance and operations plan.

31.  The applicant shall work with staff to provide locally adaptive native species in the planting plan where feasible.

32.  A revised landscape plan complying with the applicable portions of the Natural Features Code Sections 101-9 and 101-5B and conditions herein and shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

Stormwater Management:

33.  The plan shall be revised to provide continuous profiles for the storm sewer extension along with the location of the hydraulic gradient. Feasibility and non-interference with existing utilities shall be clearly demonstrated.

34.  Details of the storm sewer manhole, frame and cover shall be revised to conform to Township standards.  They shall clarify the storm manhole design for those in the right-of-way and for those on private property.

35.  Additional design information is required to be provided on the seepage bed detail.  The material, thickness of walls, thickness of top and the size/location of reinforcing shall be provided.  Dimensions shall be added to clarify and define the limits of the structure. Calculations shall be provided which document the structural stability of the design.

Rear Easement:

36.  The applicant shall continue to work with staff to provide landscaping, pavement markings, signage and site circulation cues in the rear alley.

Utilities & Construction Details:

37.  A construction schedule shall be submitted with the Final Plan.

38.  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.

39.  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, material suppliers, product vendors, and all construction trades engaged in the project.

40.  A fill material stockpile location shall be provided.

41.  Test pits shall be performed as necessary to verify actual field locations of existing utilities in conflict with the proposed extension and ensure feasibility of installation.

Standard Conditions of Approval:

42.  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.

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

44.  The plans submitted with the building permit shall document the required recreation area or the applicant shall pay a fee for any required recreation area not provided. The fee shall be submitted at the time the building permit is submitted.

45.  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.

46.  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 approval of the Preliminary Plan by the Board of Commissioners.

47.  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.

48.  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.

49.  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).

50.  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.

51.  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.

52.  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.

In addition, the Planning Commission recommended approval of the following relief:

• Natural Features Code Section 101-9, to provide the minimum required planting standards off-site to the extent that if they cannot be accommodated on-site.

• Subdivision & Land Development Code Section 135-30, to not meet the spacing requirements for shade trees and provide any required shade trees off-site if to the extent that they cannot be accommodated on-site.

• Stormwater Management Code Sections 121-4A(1b) & 121-6D(6), to not provide document the required during construction peak rate runoff control.

• Stormwater Management Code Sections 121-4B(2d)51 and 121-4b(2d)2, to not provide infiltration on the subject site due to the lack of percolation of the soils demonstrate that the required seepage bed empties the Rev volume within four (4) days.