Consider for recommendation to the Board of Commissioners a Second Stage Plan prepared by Site Engineering Concepts, LLC, dated September 14, 2016, last revised October 13, 2016, showing the construction of a new single family detached dwelling and semi-detached garage with a 2,655 sq. ft. footprint and a driveway to Fairhill Road and the construction of a stormwater management facility. The applicant shall comply with all of the conditions of approval.

Expiration Date – N/A…..........................................................Zoning – R2 

Applicant - Patrick Spellman, P.E., Site Engineering Concepts, LLC

Property Owner - Mathew & Randy Baird

Applicant's Representative: Patrick Spellman, P.E., Site Engineering Concepts, LLC

On Monday, November 7, 2016 the Planning Commission recommended approval subject to the following conditions:

Township Engineer’s Review:

1.      The Township Engineer’s review letter dated October 31, 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 house shall be constructed substantially as shown on the plans prepared by Moger Mehrhof Architects, dated September 22, 2016.

Landscape Plan:

4.      The two existing oak trees along Fairhill Road shall be removed. New street trees shall be provided thirty feet on center along the property frontage subject to the approval of the Township Arborist.

5.      The applicant shall present a plan showing the amount of landscaping recently installed and shall plant additional trees and shrubs as directed by staff.

6.      The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle the existing iron fence.

7.      A detail of the landscape wall shall be submitted.

8.      The applicant shall consider removing any Ash trees on the property.

Driveway:

9.      Curb returns shall be shown at the driveway/cartway interface.

10.   Curb shall be noted to be repaired/replaced as directed by the Township.

11.   The driveway shall be shifted closer to the bend in the road and provide the minimum safe       stopping distance required by Penn DOT Publication Title 67, Chapter 441.

Stormwater Management:

12.   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 in addition to any note.

13.   Spot elevations and a cross section shall be added for swale PCS-2. A note shall be added to the plan that the final dimensions of the swale shall be subject to the approval of the Township Engineer.

14.   Spot elevations and drainage direction arrows shall be added in the parking area, court yard and adjacent to the structures to ensure positive drainage away from the buildings.  A yard drain may be necessary to be added to the roof conveyance piping in this area to better direct runoff into the stormwater facilities.

15.   Spot elevations and drainage arrows shall be added at the western most swale in order to ensure that runoff is not directed past the proposed berm west of the parking area.

16.   Swale PDS-1 shown adjacent to the landscape wall shall be terminated at the end of the wall and not direct runoff toward the property line.

17.   The length of the level spreader shall be clarified in the detail. The six (6”) inch HDPE pipe shall be clearly labeled in the profile view of the level spreader detail.

18.   AASHTO No. 1 stone shall be specified in the seepage bed detail to be consistent with Township standards. The basin shall also be shown in plan view in the detail. Dimensions shall be added to clarify the design.

19.   Additional detail shall be provided for the Type M top listed for the outlet structure to clarify the dimensions and connection. The location of the seepage bed shall be shown in the outlet structure detail. The location of the level spreader shall be shown in the detail for clarification.

Construction Details:

20.   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 or in the standard protection area. This includes vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project.

21.   A topsoil and fill material stockpile location shall be provided.

22.   The construction entrance detail shall be modified to indicate placement of the AASHTO No. 1 stone starting five (5’) feet from the cartway of Fairhill Road.  Crushed stone shall be shown in the area between the start of the entrance and the curb line.

23.   The six (6”) inch PVC sewer lateral that is at one (1%) percent slope shall be subject to the approval of the Public Works Department.

24.   The detail of the construction entrance shall be adjusted to indicate a minimum length of thirty (30’) feet.

Utilities:

25.   The applicant shall investigate removing the existing utility pole and placing any wires attached to the pole underground.

26.   The location of all transformers and utility boxes shall be shown on the Final Plan.

27.   A minimum isolation distance of 10’-0” shall be dimensioned between the sanitary lateral and the water service.

Standard Conditions of Approval:

28.   A note indicating the restriction limiting the impervious surface on the site to 10,500 s.f. shall be included on the Site Plan.

29.   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).

30.   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.

31.   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.

32.   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.

33.   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 partial waivers:

·        Subdivision & Land Development Code Section 135-28a, to defer the installation of sidewalks along Fairhill Road.

·        Natural Features Code Section 101-9, to not provide all of the required plant material.