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.
Second Stage Plan Approval:
2. Second Stage Plan approval shall be obtained from the Planning Commission and Board of Commissioners for the proposed improvements on Lots 1 and 2 prior to the issuance of any permits.
Architecture:
3. The applicant shall continue to work with staff to ensure that the proposed homes and their siting is compatible with the pattern of the existing neighborhood.
4. The design and exterior materials of the new homes shall be complementary to the existing neighborhood and shall include side loaded or rear garages.
5. Architectural elevations of all sides of the proposed homes, including a list of materials, shall be submitted with the Second Stage Plan applications.
6. The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing home to be demolished. The applicant shall provide documentation to planning staff indicating how this condition will be met.
Sidewalk:
7. A four foot (4) wide sidewalk shall be shown on the Final Plan. The sidewalk shall be shown across the driveways at grade. Township standard sidewalk, concrete apron and depressed curb details shall be provided on the plan. The sidewalk shall be installed at such time as required by the Board of Commissioners. Street trees and other improvements shall be installed in a manner that will not interfere with the future installation of the sidewalk.
Landscape Plan:
8. Existing street trees shall be maintained to the greatest extent feasible and new street trees shall be provided where required. The sight lines for the driveways shall not be negatively impacted by street trees.
9. A landscape plan complying with the Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-141.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Second Stage Plans.
Stormwater Management:
10. The grading or design of the sediment basin on Lot 1 shall be adjusted to account for the maximum water elevations which are in excess of elevation 390’ for several storms. The proposed grading shown on Sheet No. 7 for the sediment basin shall be revised to indicate how the water will be contained along the south side of the basin.
11. The grading or design of the sediment basin on Lot 2 shall be adjusted to account for the maximum water elevations which are in excess of elevation 388’ for several storms. The proposed grading shown on Sheet No. 7 for the sediment basin shall be revised to indicate how the water will be contained along the south side of the basin.
12. The invert for the level spreader on Lot 2 shall be consistent with the proposed grading.
13. Filtering at the sediment basin for the outlet pipe shall be shown and detailed on the plans to provide protection against the discharge of sediment laden water during construction.
14. A ten (10’) foot minimum separation distance shall be provided between the proposed seepage beds and the property lines to permit future maintenance. The seepage beds shall also be ten (10’) feet from any basement area. The dimensions shall be shown on the plan.
15. All inlets in non-paved areas shall be graded in a twelve (12”) inch sump condition to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading.
16. AASHTO No. 1 stone shall be specified for the level spreader in the detail.
Utilities:
17. A minimum separation of ten (10’-0”) feet shall be dimensioned between the water service and the sanitary lateral for Lot 1.
18. The sanitary lateral on Lot 1 shall be dimensioned to the property line. A minimum of five (5’) feet shall be provided for future maintenance.
19. A minimum separation of ten (10’-0”) feet shall be dimensioned between the water service and the sanitary lateral for Lot 1. Concrete encasement shall be required for any isolation distances not met for the sanitary lateral/water service for either lot.
20. The re-use of the existing lateral for Lot 2 shall be subject to the approval of the Public Works Department.
Construction Details:
21. The existing cesspool shall be properly abandoned/removed prior to the issuance of any permits.
22. Dimensions shall be added for the parking and back-up areas on each lot.
23. Dimensions shall be added for the proposed patios. The walkways and other impervious surfaces shall be dimensioned on the plan.
24. Spot elevations and drainage arrows shall be added to the driveways and parking areas to more clearly represent the grading proposed.
25. Dimensions shall be added to the full reveal and depressed granite curb detail to be consistent with Township standards.
26. The construction entrance detail shall be modified to indicate placement of the AASHTO No. 1 stone starting five (5’) feet from the cartway of Howard Road. Crushed stone shall be shown in the area between the start of the entrance and the curb line.
27. Additional erosion control measures shall be provided on the western side of the property.
28. 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.
29. A fill material soil stockpile location shall be provided. Silt fence shall be shown surrounding all soil stockpiles. Tree protection shall be provided as required for all soil stockpiles.
Standard Conditions of Approval:
30. An As-Built Plan shall be submitted indicating the final amount of impervious surface on each lot.
31. The new homes 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).
32. 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.
33. The Final Plan, complying with all conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval.
34. 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.
35. 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.
36. The property owner(s) shall comply with all federal, state, county and applicable Lower Merion Township ordinances and laws regardless of specific mention herein.
The Planning Commission recommended denial of the following waiver:
· Subdivision & Land Development Code Section 135-35, to create a lot line that is not at a right angle to or radial to the right of way.
The Planning Commission recommended approval of the following waiver:
· Natural Features Code Section 101-9B(2), to provide the required landscape plan with the Second Stage Plans rather than the subdivision plan.
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