Lower Merion Township Montgomery County, Pennsylvania Date: November 1, 2005 Prepared for: Main Line Health Real Estate, LP c/o Devon Cheshire Trammell Crow Services, Inc. 300 Conshohocken State Road Suite #250 West Conshohocken, PA 19428 Prepared by: Glackin Thomas Panzak, Inc. Gresham Smith and Partners Paoli Executive Green 1, Suite 300 10 South Sixth Street, Suite 100 41 Leopard Road Richmond, VA 23219 Paoli, PA 19301 804-788-0710 610-408-9011 Chester Valley Engineers F. Tavani and Associates, Inc. 83 Chestnut Road 1720 Valley Lane Paoli, PA 19301 Chester Springs, PA 19425 610-644-4623 610-458-0800
Table of Contents Executive Summary Introduction....... 1 Site Plan Overview... 1 Design Standards and Streetscape Amenities....4 Infrastructure and Utilities.......5 Stormwater Management.... 6 Impacts on Abutting Properties.. 8 Parking Analysis...9 Traffic Analysis.. 9 Exhibits: EXHIBIT A EXHIBIT B EXHIBIT C Area and Bulk Requirements EXHIBIT D Parking Summary Count EXHIBIT E Letter of Water Availability from Aqua Pennsylvania
Executive Summary This report accompanies the Tentative Sketch Plan submissions for proposed development activities in the (BMMD.) Presented herein are narrative descriptions of development activities proposed to occur throughout the, and discussions about potential future development that might take place in the balance of the District. Pursuant to 135-41.3 of the Lower Merion Township Zoning Ordinance, this report demonstrates that the current proposed development of the District properly anticipates the future development with respect to land use, traffic movement, parking, building placement, required infrastructure, and impact on abutting properties. The report asserts that land uses proposed for development in this District are compatible with overall community objectives, and shows that they are consistent with uses currently permitted by the Township Zoning Ordinance in the surrounding neighborhood. The traffic report shows that impacts on the road system in and around the development area are well understood, and can be managed accordingly. The parking analysis demonstrates that the currently proposed development can be adequately served by parking facilities on-site; it also describes how parking needs will change as development occurs, and recognizes the challenges that future development will encounter as demand increases for parking facilities. The report explains how the overall placement of buildings and the relationships between architectural and streetscape elements creates a pedestrian-scaled neighborhood environment, and shows how design techniques will be used to blend the new development into the existing community. Future infrastructure and stormwater management needs are anticipated, and appropriate engineering solutions are proposed and explained. Overall, the report demonstrates that the Applicant understands the dynamic nature of the proposed development, and is providing for the logical, orderly, and appropriate expansion of health care facilities in a manner that is responsive to the needs of the Community.
Introduction A recent ordinance amending the Code of the Township of Lower Merion, Chapters 135 and 155, established the, comprised of three (3) development districts identified in the ordinance as Bryn Mawr Medical District 1 (BMMD-1), 2 (BMMD-2), and Bryn Mawr Medical District 3 (BMMD-3). The ordinance provides guidelines in these districts regulating signage, canopies, building uses, building setbacks, building height and number of stories, parking, landscape buffers, architectural design standards and landscape requirements. On the tentative sketch plan submissions and other materials describing the proposed development, each District is comprised of tax parcel blocks : Block A is situated in BMMD-1, Block C and Block D are situated in BMMD-2, and Block B is situated in BMMD-3. The applicant is required to include a as part of the tentative sketch plan submission process for any development occurring in the. The purpose of this report is to anticipate the potential future known development impacts with respect to land use, traffic movements, parking, building placement, required infrastructure, and abutting properties. The following text describes the development currently being proposed as part of the tentative sketch plan applications in Blocks B, C, and D and the manner in which each Block, including Block A, might be fully developed in the future. The form of any anticipated development described herein is conceptual in nature, and would be subject to change based on the needs of the applicant. Furthermore, only those anticipated developments that are understood at this time have been included in the. The final report section entitled Exhibits presents graphics and site data details about the overall development concept, summarizing this information in the following plans and tables: EXHIBIT A Identification of Bryn Mawr Development Districts & Blocks EXHIBIT B EXHIBIT C Area and Bulk Requirements EXHIBIT D Parking Summary Count EXHIBIT E Letter of Water Availability from Aqua Pennsylvania Site Plan Overview BMMD-1/BLOCK A This District comprises the existing hospital buildings, medical office buildings, and parking garage. Also known as Block A, it is bound to the west by Mondella Avenue; to the north by Old Lancaster Road; to the east by Bryn Mawr
November 1, 2005 Avenue; and to the South by County Line Road. The District is bisected by Lindsay Avenue, which provides access to the Emergency Department. Currently, there are no development plans for this District; however, in the future it is anticipated that the Emergency Department entrance will be moved from its current position on Lindsay Avenue on the west side of the Hospital building to the east side of the Hospital building. The relocated emergency department entrance would include a one-story building addition, with access provided along Bryn Mawr Avenue. Ambulance access will be separated from the main pedestrian entry to the Emergency Department, for efficiency and safety purposes. This development would represent a slight increase in both building coverage and impervious coverage on the site. During zoning deliberations Bryn Mawr Hospital shared its ultimate possible vision for the hospital on its main trapezoid campus (Block A). This vision included a bed tower replacing the existing Clothier and MOB-South buildings while orienting the hospital entrance to County Line Road. While this remains a long term hope for the hospital, it is dependent upon significant and successful fund raising and therefore is not expected to occur during the 3-5 year period of redevelopment and subsequent occupancy of space proposed in this. BMMD-2/BLOCK C and BLOCK D This District is bound to the west by residential land uses, zoned R6A and R4; to the north by the section of Summit Grove Road that runs east-west; to the east by other commercial uses including medical and law offices, zoned CL; and to the south by Old Lancaster Road. The section of Summit Grove Avenue that runs north-south divides the district into two sites, identified as Block C (east side of Summit Grove Avenue) and Block D (west side of Summit Grove Avenue.) As currently proposed, initial development will occur on Block D in the form of a fourstory medical office building consisting of approximately 147,000 square feet. Functions proposed for the building will be a Special Medical Treatment Facility (i.e., an ambulatory surgery center), support functions for this use and offices for medical practices. These uses are permitted under 155-191B of the Zoning Ordinance. The building will be placed within the site external parameters specified in 155-192 of the Ordinance, as illustrated on the Tentative Sketch Plan. The medical office building will be limited to a maximum height of sixty (60) feet, not including parapets or modest mechanical equipment screening, as established by the Ordinance. Block C will initially serve as a surface parking facility, primarily to support the medical office building located on Block D. This lot will contain 148 parking spaces for cars, as well as spaces for bicycle parking. Primary pedestrian access to the building will be located at the corner of Summit Grove Avenue and Old Lancaster Road. A patient drop-off area will be Glackin Thomas Panzak 2
November 1, 2005 located on Summit Grove Avenue, and building service and a patient pick-up area will be accessed from Old Lancaster Road. An elevated pedestrian connector, permitted by the Ordinance in 155-192C, is presently planned to connect the existing parking structure/medical office building located in BMMD- 1/BLOCK A along Old Lancaster Road to the new medical office building. This connector will provide convenient and safe access to the new building from the existing parking structure for patients, physicians and staff. There is no additional future development anticipated on Block D. Future development on Block C is anticipated to take the form of a four-story medical office building of approximately 157,700 square feet. Pedestrian access to the building will be located in two places: at the corner of Old Lancaster Road and Summit Grove Avenue, and at the corner of Summit Grove Avenue (north-south section) and Summit Grove Avenue (east-west section.) The building will accommodate medical and related uses as permitted in the Ordinance; residential uses are also permitted in upper stories of buildings in this District, and the applicant intends to reserve this option. If developed, any such residential uses would occupy the upper stories in the northern portion of the building, situated along Summit Grove Avenue. The definitive schedule of the future development of Block C is unknown at this time. BMMD- 3/BLOCK B BMMD-3 consists of a group of parcels also known as Block B, and is bound to the north by Old Lancaster Road, to the west by Bryn Mawr Avenue and to the east and south by Pennsylvania Avenue. As currently proposed, initial development occurring on Block B will consist of a four-story medical office building of approximately 110,000 square feet, a parking structure that will accommodate approximately 930 cars, and 28 residential townhouse units to be situated along Pennsylvania Avenue. Primary site access for the commercial uses will be from Bryn Mawr Avenue and Old Lancaster Road. The townhouses will function as a transitional use, while screening the proposed parking garage from the existing, lower density residential uses along Pennsylvania Avenue. These building types are permitted in this District per the Ordinance 155-191C, and will be sited within the site external parameters specified in 155-192. The medical office building will be limited to a maximum height of sixty (60) feet, not including parapets or modest mechanical equipment screening, as established by the Ordinance. The parking structure will be limited to a maximum height of fifty (50) feet to the top, horizontal parking deck. The residential units (townhouses) will be constructed within the maximum height requirements of the Ordinance, which is fifty (50) feet. Glackin Thomas Panzak 3
November 1, 2005 Future development on Block B is anticipated to consist of a medical technology dock, which will be a designated location for Magnetic Resonance Imaging (MRI) diagnostic equipment, occupying a footprint of approximately 750 square feet located along the eastern side of the existing bank building. As many as seven (7) surface parking spaces would be temporarily displaced during periods of use; however, the total number of parking spaces provided in the overall parking scheme would remain in excess of the amount required by the Zoning Ordinance. Design Standards and Streetscape Amenities In addition to establishing specific buffer and setback requirements, the Ordinance includes design standards for proposed structures within the limits of the new Districts. Structures proposed for development in the District will be in accordance with all applicable design standards. Architectural and streetscape elements will be designed to promote compatibility with the surrounding neighborhood. Development amenities will be pedestrian-oriented and sensitive to streetscape aesthetics. Pedestrian entrances will be clearly identifiable from the higher street classification. Building facades will be pedestrian in scale, and articulated in a manner that will be compatible with the existing structures in BMMD-1 and adjacent neighborhoods. The massing of the buildings will be deemphasized using various architectural techniques such as masonry detailing, fenestration and mullion articulation, building recesses and projections, and through the use of an articulating line between ground and upper floors. Traditional materials such as glass, stucco, stone and masonry compatible with adjacent buildings will be used. Windows and clear glass openings will be developed in accordance with the Ordinance. Any rooftop equipment will be screened in accordance with the Ordinance. The pedestrian-scaled streetscape design will emphasize the Districts interconnectedness with the surrounding neighborhoods, proximity to transit opportunities, and convenience afforded by easy access to the town center and nearby businesses and services. Sidewalks will be six feet wide, with a transition zone along the street edge consisting of either pavers (in Blocks C & D) or grass (Block B.) The streetscape will harmoniously integrate street trees and other plantings, traffic signs, decorative streetlights, and infrastructure elements to create a safe, pedestrian-friendly environment. Entrances to proposed buildings will be oriented towards the streets, sidewalks, and public access ways, in conformance with the Township Zoning Ordinance. Glackin Thomas Panzak 4
November 1, 2005 Open space areas will be strategically placed for maximum visual appeal and usability. A neighborhood-oriented pocket park will be located on Summit Grove Avenue at the northwestern corner of Block D, providing recreational opportunities for local residents. In addition, each proposed development will feature comfortable outdoor spaces for use by patients, visitors, and employees. Block D will provide an open space located on Summit Grove Avenue on the north side of the medical office building; Block B will feature a plaza between the medical office building and the parking structure; and the future building on Block C will contain an internal courtyard that will serve to break up the overall mass of the building, admit light and air to the interior of the structure, and provide a sheltered place where people can relax outdoors. Infrastructure and Utilities Sanitary Sewage Flows and Sewer Infrastructure Consultants for the Applicant have researched the potential sanitary sewage flows for development proposed on Blocks A, B, C, and D located in the. Field surveys and sewer system maps provided by Lower Merion Township provided the basis for these investigations. It has been determined that all sewage generated on Blocks C & D drains to Lower Merion Township sewers located in Old Lancaster Road, then west to a sewer located in County Line Road. Sewage from Block B drains to sewers located in Bryn Mawr Avenue and Pennsylvania Avenue, which then drain south and west to a sewer located in County Line Road and eventually joins with the sewer in Old Lancaster Road. The County Line Road sewer drains west to Roberts Avenue, where the sewer turns north and follows Mill Creek for eventual discharge into City of Philadelphia sewer system. Thus, all sewage from the BMMD District is collected and conveyed across Lower Merion Township for discharge to and treatment at City of Philadelphia facilities. The Applicant anticipates that new sewage flows from the project will be processed and treated in the same manner. The Applicant has estimated that sewage flows from new construction in Block C (future proposed) and Block D (currently proposed) will not exceed 27,500 gallons per day (GPD) each, resulting in a total flow rate at build-out of 55,000 GPD. The Applicant estimates that the new construction proposed for Block B (consisting of a medical office building and 28 townhouse dwelling units) will generate no more than 28,000 GPD. These flow estimates are in addition to current flow from the existing Block B use (a three-story building with a footprint of 25,610 square feet, totaling 76,829 square feet in gross floor area) which will remain following redevelopment of Block B. Sewage flows from the 44 existing homes within BMMD District and immediate vicinity proposed for demolition as part of the project have not been eliminated from these estimates. Thus, the total Glackin Thomas Panzak 5
November 1, 2005 new flow rates (at 55,500 GPD for the current proposal, and 83,000 GPD at the time of the future build-out of Block C) are conservative estimates; the actual net impact on existing conveyance and treatment facilities will likely be less pronounced. The Applicant has discussed sewage disposal for the project with the Lower Merion Township engineer who has advised that one or more portions of the local conveyance system may not accommodate net sewage flow increase from the project. Applicant will explore with the Township whether there are any such restrictions, and if so, will address such conveyance demand via one of the following methods: (1) make reasonable local infrastructure improvements; (2) construct additional sewers; or (3) consider an alternative conveyance route, with consideration of the project s location at the upstream nexus of three watersheds. Other Utilities Public streets containing other utilities, specifically water infrastructure and overhead electric and telephone lines, surround the project area. Aqua Pennsylvania is the local water purveyor, and has indicated their ability and willingness to serve the project (see the attached EXHIBIT E, Letter of Water Availability, dated 10/13/05). Applications will be made for electric and telephone service accordingly, following the development of detailed site designs for the project. Stormwater Management Watersheds Overview According to field surveys and topographic mapping developed by Lower Merion Township and the United States Geological Survey (USGS), the project area is located at the upstream juncture of three watersheds that comprise the drainage areas for Cobbs Creek, Darby Creek, and Mill Creek in southeastern Pennsylvania. Each block of the exhibits unique stormwater drainage characteristics based on their locations relative to each watershed area. Most of Block A is situated in the Darby Creek watershed, and drains towards the south and west into Radnor Township, eventually into the Delaware River. The easternmost portion of Block A and all of Blocks B and C are situated in the Cobbs Creek watershed, which drains towards the south and east into Haverford Township to Darby Creek, and eventually into the Delaware River. Block D is situated entirely in the Mill Creek watershed, which drains into the Schuylkill River. Presently, stormwater runoff from Block D drains to inlets located on Summit Grove Avenue north of Block D, or via overland flow to inlets located on Merion Avenue. Stormwater collected by the Summit Grove Avenue Glackin Thomas Panzak 6
November 1, 2005 inlets eventually drains to the inlets located on Merion Avenue, where it then drains west and north through Lower Merion Township and into Mill Creek. Stormwater runoff in Lower Merion Township is regulated by Ordinance No. 3546 (approved 11/17/1999), and is based on the findings of watershed-wide stormwater management studies for each drainage area performed under the Pennsylvania Act 167 program. The Ordinance divides the Township into subwatershed districts based on stormwater runoff release rates, and establishes maximum allowable rates of runoff for proposed development projects based on their location within each release rate district. Additionally, the Ordinance requires groundwater recharge of the difference in pre and post development site runoff volume during a 24-hour, 25-year storm event (where P 24 = 5.8 inches). The calculations of existing site runoff rates and groundwater recharge volumes are based on actual ground surface land use and land cover conditions. Proposed Stormwater Control Facilities For all development proposed for Blocks A, B, C, and D, the Applicant intends both to control runoff rates and to recharge the required runoff volumes using underground stormwater management facilities. These facilities will consist of clean, coarse aggregate materials in conjunction with perforated pipes, contained within a filter fabric-wrapped envelope. Runoff from the largest portion of impervious surfaces practicable will be collected and conveyed to these facilities via inlets and storm drains. Inlets receiving surface runoff will be provided both with inlet filters and sumps to capture grit, solids, debris and oil, and to assist with the proper management of such substances. These underground control facilities will be located on-site, either under lawn areas or under parking lots and driveways. Stormwater runoff that exceeds the capture capacity of the proposed facilities will be discharged through outlet control devices into storm drains located on adjacent streets. Outlet control devices will be designed to meter stormwater outflows at rates prescribed in the Ordinance. The Applicant has completed preliminary design calculations and performed geotechnical investigations. Based on findings from these studies, it is our opinion that the proposed stormwater management approach presented herein is feasible. As detailed designs are developed, the Applicant will consult with appropriate geotechnical experts to select locations for these facilities that are suitable for their effective operation. Due consideration shall be given to protecting other newly constructed facilities and adjacent private property and public roads, as well as to the safety of project patrons and the public overall. To accommodate the future building anticipated for Block C, underground stormwater control facilities will be provided in open areas (beneath the driveway and lawn) located at the northeast corner of the site, and within the service area Glackin Thomas Panzak 7
November 1, 2005 situated on the north side of the building. A combination of groundwater recharge (as described above) and filtration will be employed to accomplish water quality objectives as established and regulated by the Lower Merion Township code. However, grade constraints and the configuration of existing buildings on the site preclude constructing such facilities at the present time to accommodate stormwater management needs for the future building envisioned for Block C. In the meantime, a temporary stormwater management system will be constructed to handle runoff from the surface parking lot proposed for this location. This system would be removed and replaced with the facilities described above at the time of future build-out for Block C. Impacts on Abutting Properties Future development for the District is generally consistent with the uses permitted by zoning on adjacent properties, and hence, would not present significant impacts. The relocation of the Emergency Department on Block A would entail the slight reconfiguration of an existing parking area and two existing access drives located along Bryn Mawr Avenue. The impacts from this change would affect traffic and circulation patterns in this area, but would be limited by relatively minor scope of the development. The location of one of the access points might shift slightly to the north or south. Appropriate signage and landscaping will be provided along the streetscape to ensure efficient and safe ingress and egress of ambulance and pedestrian traffic through this portion of the site. On Block B, the addition of the pad for the mobile medical technology facility would result in minor visual impacts along Old Lancaster Road when the mobile unit is in place, with views of the proposed development being filtered by existing buildings and landscaping. The future medical office building proposed for Block C is consistent with surrounding uses and those permitted in the Commercial District to the north and east of the site. Architectural and streetscape features will be designed to ensure compatibility with surrounding structures and uses, and appropriate landscape screening will be provided along the eastern side of the development between the proposed patient pickup area and the existing commercial uses along Bryn Mawr Avenue, Old Lancaster Road, and Summit Grove Avenue. Glackin Thomas Panzak 8
November 1, 2005 Parking Analysis Parking needs are accommodated on-site for all development proposed in the Tentative Sketch Plan submissions, either using facilities located on each development block or in shared facilities located within the development. When future development eventually occurs on Block C, it will provide 5 new parking spaces, but will displace the 148 parking spaces located in the original temporary surface parking facility serving the medical office building currently proposed for Block D. The applicant understands that the building would not be able to be constructed on Block C until such time as required parking needs can be satisfied offsite, i.e., by a municipal parking authority or in a shared parking arrangement with some other public or private entity as encouraged in 155-193.D of the Township Code. Traffic Analysis A traffic impact study was conducted to determine the impacts of the proposed redevelopment as indicated in the Tentative Sketch Plans on surrounding roadways and intersections in Lower Merion Township. The traffic in the redevelopment area approaches and departs the various buildings and parking areas via multiple paths as afforded by the many alternate routes available to motorists in the study area. The availability of these many alternate routes will provide traffic the opportunity to diffuse itself over a number of roadways which will reduce the affect of the new traffic along any one roadway or at any one intersection. Regardless, the new traffic added to the road network by the proposed Tentative Sketch Plan redevelopment result in the need for the following recommended improvements: Proposed Tentative Sketch Plan Development of Blocks B & D. Eliminate all on-street parallel parking along Bryn Mawr Avenue between Lancaster Avenue and County Line Road; Re-stripe Bryn Mawr Avenue to provide a continuous center left-turn lane between Lancaster Avenue and County Line Road; Eliminate on-street parallel parking along Old Lancaster Road just east of Bryn Mawr Avenue but not beyond Pennsylvania Avenue; and Restripe Old Lancaster Road to provide left-turn lanes on both Old Lancaster Road approaches to Bryn Mawr Avenue. Glackin Thomas Panzak 9
November 1, 2005 Future Construction of Block C Office Building & Block A Emergency Department Relocation Widen Bryn Mawr Avenue as needed to provide a new exclusive right-turn lane on the southbound approach to County Line Road at the five points intersection. Furthermore, minor signal timing adjustments can be made at various signalized intersections in the study area to improve efficiency and mitigate the impact of site traffic. The proposed roadway improvements depicted will mitigate the impact of the new traffic generated at the sites resulting in levels of service comparable to or better than existing conditions. Glackin Thomas Panzak 10
Area and Bulk Requirements Required Existing Total Proposed Block A Site Area - 12.94 AC - 12.94 AC Building Area 60% Max. 47.2% +2,768 sf 48.4% Impervious Coverage 80% Max. 71.3% +10,245 sf 74.4% FAR 2.2 Max. 1.41 +2,768 sf 1.44 Required Tentative Sketch Plan Total Proposed Block B Site Area - 7.40 AC - 7.40 AC Building Area 75% Max. 40.4% No Change 40.4% FAR 0.85 Max. 0.58 No Change 0.58 Block C Site Area - 1.61 AC - 1.61 AC Building Area 75% 0% +39,440 sf 56.3% Block D Site Area - 1.89 AC - 1.89 AC Building Area 75% 48.4% No Change 48.4% Block B,C & D Aggregate Imp. Coverage 85% 68.9% + 4,491 sf 69.8% Block C & D Aggregate Building Area 75% 26.2% + 39,440 sf 52.1% Aggregate FAR 2 0.97 + 157,706 sf 2.00 EXHIBIT C Area and Bulk Requirements
Parking Summary Count Tentative Sketch Plan Existing Required Provided Required Provided Existing Block B Surface Lot 254-55 - - Block D Surface Lot 92 - - - - Tentative Sketch Plans Block B Existing MOB (Founders Building) - 254 - - - Block B Proposed MOB (110,000 sf @ 1/300 sf) - 367 - - - Block B Proposed Parking Structure - - 930 - - Block C Proposed Surface Lot - - 148-5 Block D Proposed MOB (147,000 sf @ 1/300 sf) - 490 - - - Block A Future Emergency Dept. Lot-Presently 60 - - - - Block A Emergency Dept. Lot - Future - - - 60 34 Block C Future MOB ( 157,706 sf @ 1/300 sf) - - - 526 0 TOTAL 406 1111 1078 586 39 EXHIBIT D Parking Summary Count