ADDITIONAL INFORMATION:
The Planning Commission recommended approval subject to the following conditions:
Site Layout & New Construction:
1. There shall be no further subdivision of Lot 5.
2. The proposed homes shall be constructed substantially as shown on the elevations dated July 11, 2016 subject to the following:
a. Garage doors on the new homes shall appear as they are on the elevations dated July 11, 2016.
b. Andersen Silver line windows with internal grilles shall be used.
c. The roofing shall be CertainTeed Landmark dimensional shingles (if the contractor cannot use these materials and would like to make substitutions, he must consult with Township staff).
d. Casement windows shown as single panes shall be divided, whether six light patterns or otherwise depending on the location.
e. Hardie siding is approved as delineated, utilizing any of the three patterns depicted.
f. Buyers shall be given the option to choose true divided light windows as an upgrade.
g. The addition of side dormers on the roof of the home on Lot 4 would be acceptable should the builder and buyer wish to have them.
h. The applicant shall consider the use of smooth siding over textured.
3. Second Stage Plan approval shall be obtained from the Planning Commission and Board of Commissioners for the proposed improvements on Lots 1-4 and Lots 6-8 if substantial changes are made to the proposed layouts as determined by Township staff. Architectural elevations of the proposed homes, including a list of materials, shall be submitted with any required Second Stage Plan application if the elevations differ substantially from those referenced in condition no. 2 dated July 11, 2016.
4. Documentation of the conservatory and gatehouse, including documentation of the conservatory during demolition, shall be performed by the applicant. The documentation shall be submitted to the Township.
5. The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on all existing structures to be demolished, including but not limited to stone, brick, and wood. Architectural details such as windows and interior and exterior details including but not limited to fixtures and any wood, glass and metalwork of quality and good condition shall be salvaged. The applicant shall provide documentation to planning staff indicating how this condition will be met.
6. The existing wrought iron fence, gates and gate posts along Bala Avenue shall be restored and repainted. The existing gate posts and gates along Cynwyd Road shall also be restored and repainted and may be reconstructed in a new location. Any portions of the fence removed to create the new driveway access shall be salvaged for possible future use.
7. The future homeowners shall be responsible for maintaining the wrought iron fence, gates and gate posts via a restrictive covenant that shall prohibit the removal of the fence, require the maintenance of the fence by the current homeowner and shall run with the land.
8. The architectural plans shall be coordinated with and shall comply with the proposed grading.
Stormwater Management:
9. All yard drains/inlets located in non-paved areas shall be graded in a twelve (12”) inch sump condition in order to improve the efficiency of runoff collection. Spot elevations shall be added in order to clarify the grading.
10. The maximum allocation of impervious for the development shall be accounted for in the stormwater calculations.
11. It shall be clearly shown in all seepage bed details that observation ports have been provided to the bottom of the rate control volume of the facilities.
12. The existing inlets connected to the storm sewer from Lot 5 to the sewers in Bala Avenue shall be cleaned. The inlets shall be repaired or replaced as required or as directed by the Township. The integrity of the eight (8”) inch TC line shall be verified and it shall be repaired or replaced if determined to be deficient.
13. The existing open mouth inlet in Bala Avenue at the southeast corner of Lot 8 shall be repaired or replaced as required or as directed by the Township.
14. The rainwater collection pipes for the roofs and the basin outflow pipes shall be qualified for capacity in the stormwater calculations.
15. Easements for the stormwater management systems shall be subject to the approval of the Township Solicitor.
Traffic & Circulation:
16. An additional radius right-of-way of 15 feet shall be provided at the intersection of Concord Circle and Cynwyd Road.
17. A crosswalk shall be added at the intersection of Concord Circle and Cynwyd Road. A detail of the crosswalk shall be shown on the Final Plan.
18. The developer shall work with the Traffic Safety Unit to provide a crosswalk across Bala Avenue and Conshohocken State Road if permitted by Penn DOT.
Landscape Plan:
19. Additional native evergreen tree species shall be incorporated into the landscape plan in addition to providing a greater diversity of evergreen and deciduous shrubs.
20. The applicant shall vary the plant material in the proposed buffer between Lot 5 and Lots 1-4 with different species and plant types.
21. The applicant shall retain existing landscaping as directed by staff during construction to screen construction activity from Concord Circle and Cynwyd Road.
22. The three required street trees that the applicant has requested to not install along Bala Avenue, shall be planted elsewhere on the site, preferably between Lot 5 and Lots 6-8 but not so as to interfere with the viewshed from Bala Avenue to the manor house.
23. The applicant shall work with staff to develop additional measures to ensure that the viewshed to the manor house from Bala Avenue is maintained in the future.
24. The applicant shall permanently remove the existing stands of bamboo on the property and shall install a barrier to prevent it from remerging on the property. The applicant shall also work with adjacent neighbors to eliminate the stand of bamboo between the properties.
25. All existing trees to remain shall be devined.
26. The condition of the existing trees along the northern property line of Lot 5 shall be evaluated by the Township Arborist.
27. A landscape plan complying with Natural Features Code Sections 101-9 and 101-5B, Zoning Code Section 155-167.7, Subdivision & Land Development Code Section 135-30 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.
Construction Details:
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 any adjacent street. This includes vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project.
29. Trucks carrying demolition debris off-site shall be covered.
30. The applicant shall submit a demolition plan with the Final Plan. The demolition plan shall indicate how dust and other air particles will be controlled, the procedure for demolishing the buildings and how the demolished building materials will be removed from the site. If asbestos or any other regulated hazardous material exists within the building, it shall be removed and certifications to that effect shall be filed with the Pennsylvania Department of Environmental Protection.
31. During demolition of the existing structures the applicant shall ensure that the contractor takes appropriate measures to minimize dust at all times during active demolition. A hose or water truck shall be provided on site to spray the structures during demolition. The applicant shall demonstrate with the demolition permit application how adequate water supply for dust control will be provided.
32. A certification by a civil engineer shall be submitted documenting the condition of any existing retaining walls to remain where construction occurs within twenty-five (25’) feet. Any recommended improvements/repairs shall be made a condition of the permit issue.
33. The pool equipment and self-closing gate shall be shown on the plan.
34. The existing well on Lot 1 shall be abandoned.
35. Existing driveway locations to be abandoned shall be delineated on the plan and the curb labeled to be raised to full reveal height. The length of curb to be raised shall be dimensioned on the plan.
36. Curb and sidewalk shall be repaired or replaced as directed by the Township.
37. The proposed site stairs shall meet the requirements of the building code with regard to rise, run, landing dimension and railing.
38. New common drives shall be constructed to Township standard section thickness. If the existing drive to Bala Avenue is to be reused, sufficient documentation and qualification shall be submitted which demonstrates that the section meets the structural characteristics of the Township standard.
39. The width of the proposed permeable sidewalk shall be six (6’) feet or less if it is not to be counted toward the allowable impervious. The width shall be dimensioned on the plan.
Utilities:
40. A minimum of ten (10’) feet of isolation distance shall be dimensioned between sanitary laterals and water service lines. Where this is not possible, concrete encasement in accordance with Township standards shall be provided.
41. The width of the sanitary lateral easement across Lot 7 and 8 for the benefit of Lot 5 shall be increased to twenty (20’) feet. Metes and bounds shall be added to the easement.
Standard Conditions of Approval:
42. Metes and bounds shall be shown for the common driveway easements on the Record Plan.
43. The cross over access easements for the common driveways shall be subject to the approval of the Township Solicitor.
44. The plans shall be revised/updated so that no information is obstructed. Relevant information for each plan shall be clearly legible and distinguished.
45. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted to the Director of the Building and Planning Department prior to issuance of any building permits for each house to be constructed or for any common outdoor lighting. 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. The plan shall also comply with Chapter 105-21, Outdoor lighting directing light onto residential properties.
46. The lighting plan shall be designed to comply with the applicable provisions of the 2009 IECC or the 2007 ASHRAE Standard 90.1.
47. The applicant shall pay the required recreation area fee in lieu payment of $20,000 with the submission of the first building permit for the project.
48. An As-Built Plan shall be submitted for each lot demonstrating compliance with the impervious allocations.
49. All 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. 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.
51. The Township Engineer’s review letter dated October 3, 2016 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.
52. The Final Plan shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval.
53. New deeds shall be recorded for all units after the Final Plan has been recorded. The following restrictions, to be verified by the Building and Planning Department, shall be placed in all deeds:
- The continued operation and maintenance of all stormwater management facilities are the responsibility of the Homeowner’s Association.
54. The owner will 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.
55. 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.
56. 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 waivers:
- A waiver of Subdivision & Land Development Code Section 135-35, to allow the property line between Lots 6 and 7 to not be perpendicular to the right-of-way.
- A waiver of Subdivision & Land Development Code Section 135-30, to not provide three of the required 19 street trees. The three trees are requested to be waived along Bala Avenue in order to maintain an open viewshed of the main house on Lot 5.
- A waiver of Natural Features Code Section 101-5.C.2.b, to disturb slopes exceeding twenty-five (25%) percent.
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