Consider for recommendation to the Board of Commissioners approval of a Tentative Sketch Plan prepared by Yohn Engineering, LLC dated July 10, 2017, last revised September 15, 2017 showing the demolition of all existing buildings, consolidation of five lots to create a 57,939-sq. ft. (1.33 acre) lot, construction of a new five-story mixed-use building with a 35,551-square foot footprint containing 6,650 square feet of ground floor retail along Bala Avenue and 86 apartments. The proposal includes two levels of structured parking accessed from vehicular driveways from Bala Avenue and N. Highland Avenue. The applicant shall comply with the following conditions on the Preliminary Plan.

Expiration Date – 11/30/2017…….....………....................................…....Zoning – CAD-BV District

Applicant: Ken Aaron, Weir Partners

Applicant's Representative: Ken Aaron, Weir Partners

Property Owner: CP Acquisitions 27 LLC

On Monday, October 2, 2017 the Planning Commission recommended approval subject to the following conditions:

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated September 22, 2017 shall be incorporated by reference into these conditions of approval.

Public Walkways:

2.     The applicant shall investigate providing a verge along the frontage of the property at 202 Bala Avenue to create a consistent streetscape. 

Architectural Elevations/Site Design:

3.     Architectural elevations of all sides of the proposed building shall be submitted with the Preliminary Plan, including the proposed materials. The applicant shall provide a chart to demonstrate compliance with the Architectural Design Standards in Zoning Code Section 155-219.F.4.

4.     A Design Manual as required by Zoning Code Section 155-219.F.2 shall be provided with the Preliminary Plan.

5.     The mean grade of the structure 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:

6.     The applicant shall comply with the Greening Standards in Subdivision & Land Development Code Section 135-41.4.

7.     The landscape plan shall demonstrate how views of parking and exterior loading areas will be buffered from any adjacent street or sidewalk with landscaping or the loading area shall be located within the building footprint.

7.    The applicant shall consider making some of the impervious surface in the gathering area porous pavement. 

8.      A landscape plan complying with Natural Features Code Section 101-9 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.

Traffic, Circulation & Easement Access:

9.    The applicant shall explore alternative loading locations including access through Hardie Way. 

10. Adequate maneuverability for passenger cars and delivery/service vehicles shall be documented. The radii at the driveway access/egress shall be labeled on the plans.

11.  One car share space shall be provided as required by Zoning Code Section 155-217.D.6.b.

12.  The number of bicycle storage spaces shall be provided on the Preliminary Plan.

Construction Details & Coordination:

13.  The following details shall be provided for any proposed retaining walls:

·       Calculations for wall heights exceeding four (4’) feet.

·       Top and bottom of wall elevations; and

·       Certification by a civil engineer of any retaining walls to remain. 

14.  A full reveal and depressed granite curb detail shall be provided on the Preliminary Plan. The length of depressed curb at the driveways shall be dimensioned on the plan.

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

16.  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.

17.  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.

18.  Sidewalk and curb shall be noted on the plan to be repaired/replaced at the direction of the Township.  Existing granite curb shall be indicated on the plan and shall be installed as directed by the Township.

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

Utilities:

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

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

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

Standard Plan Conditions:

23.  The address of 202 Bala Avenue shall be removed from the title block as it is not part of the development.

Standard Conditions of Approval:

24.  The applicant shall demonstrate with the Preliminary Plan how the recreation area requirement will be met.

25.  Per Chapter 92 of the Township Code, since the proposed residential building is proposed to have more than 45 units, an on-site manager shall be provided.

26.  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.

27.  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.

28.  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.

29.  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.

30.  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.

31.  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.

32.  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.