ADDITIONAL INFORMATION:
On Monday, September 12, 2016 the Planning Commission recommended approval subject to the following conditions:
Township Engineer’s Review:
1. The Township Engineer’s review letter dated September 6, 2016 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.
Architecture:
2. The mean grade of the structure shall be calculated and shown on the plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.
3. The front and side elevations of the house shall be constructed substantially as shown on the unattributed plans dated May 28, 2016, including the use of stone and horizontal siding. The proposed window arrangement shall be maintained. If the arrangement cannot be maintained, the applicant shall consider implementing the following standards:
· Similarly proportioned windows on different stories shall be vertically aligned at the centerline where possible.
· Windows with muntins must have separations that, if other than square, are larger in height than width.
· Windows with muntins should have true or simulated divided lights with exterior muntins.
· Sash windows shall diminish in size on upper floors.
· Rhythm of window openings should be consistent and not leave large blank spaces on any exterior wall.
4. The applicant shall not utilize vinyl cementitious siding material.
5. The specific materials to be used on the exterior of the new home shall be listed on the architectural elevations.
6. The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing gazebo. The applicant shall provide documentation to planning staff indicating how this condition will be met.
Landscape Plan:
7. The wooded lot calculations, including the number, size, species and location of compensatory trees, shall be subject to the approval of the Township Arborist.
8. The proposed location of the utility services and stormwater facilities shall be shifted if/as directed by the Township Arborist and Planning Staff.
9. The applicant shall consider a walkway from the front door to the street.
Stormwater Management:
10. In accordance with the conditions of the subdivision, the top of berm along the western edge of the temporary basin shall be revised to be set at elevations 281.00’. Spot elevations and flow direction arrows shall be added to clarify the grading.
Construction Details:
11. 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 vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project.
12. Concrete apron shall be indicated at the new driveway access location.
Utilities:
13. The location of the gas service shall be shown to terminate at the main.
14. The location of the water main shall be shown and the size shall be labeled on the plan. The water service shall be shown to the main.
15. The existing sanitary manhole invert elevations on the plan shall be shown. The invert elevation of the sanitary lateral connection to the main shall be indicated.
16. The location of all transformers and utility boxes shall be shown on the final plan.
Standard Conditions of Approval:
17. The new home shall have an approved address number, building number 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).
18. 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.
19. 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.
20. 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.
21. The property owner(s) shall comply with all federal, state, county and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.
In addition, the Planning Commission recommended approval of the following waiver:
- Natural Features Code Section 101-5B(2), to disturb or remove vegetation occupying environmentally sensitive areas.
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