ADDITIONAL INFORMATION:
Expiration Date – 12/31/2016.......………………...................Zoning – R7
Applicant - Fred B. Fromhold, Esquire, Fromhold Jaffe & Adams
Property Owner - Randall Turney
Applicant's Representative - Fred B. Fromhold, Esquire, Fromhold Jaffe & Adams
Township Engineer’s Review:
1. The Township Engineer’s review letter dated November 25, 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.
Architectural Elevations:
2. The units shall be constructed substantially as shown on the architectural elevations prepared by James Wentling Architects, dated November 21, 2016 with the exception of modifications required by these conditions of approval.
3. Revised elevations of all sides of each unit, including a list of materials, shall be submitted with the Final Plan and shall be subject to the approval of staff. Compliance with this condition shall be determined prior to approval of the Final Plan. If the applicant and staff cannot reach agreement on the final elevations, then the applicant shall return to the Board of Commissioners.
4. The applicant shall continue to work with staff on the architectural design of the units to ensure that they are compatible with the existing neighborhood and are sensitive to the existing and proposed grades including ensuring to the extent possible that each set of paired units reads as architecturally unified.
5. The applicant shall work with staff to ensure that the rear elevations of all units are designed to break up the mass and scale and reduce the visual impact of the height on adjacent properties.
6. The applicant shall work with staff to achieve a more appropriate roof style.
7. The applicant shall work with staff to reduce the mass of the side elevation of the unit on Lot 4 and have the side elevation read as a front elevation.
8. The applicant shall either link the proposed porch roofs or convert the porch roof on the projecting bays to a hipped-end rather than a gable.
9. The front corner of the porch on Lot 4 shall be reduced so that it is within the 10’ permitted projection area.
10. The applicant shall consult with staff on the selection of garage doors for all units.
11. The mean grade of the structures 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.
Landscape Plan/Streetscape:
12. Chain link fencing shall be prohibited.
13. The applicant shall work with staff on the type of plant material or fence to be installed along the rear property line for screening purposes and to enhance the landscaping at the rear of the property.
14. The applicant shall investigate retaining the 12” Japanese Maple located in the front yard setback of Lot 3.
15. The applicant shall investigate providing a pillar at the eastern end of the existing stone wall.
16. The applicant shall work with staff on a the design of the proposed hedge fencing along the street frontage of the property. Chain link fencing shall be prohibited. The height of the fence shall be labeled and a detail provided. All fencing shall comply with applicable zoning requirements.
17. A revised landscape plan complying with Natural Features Code Sections 101-9, 101-5B, Zoning Code Section 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan for staff review and approval.
Recreation Area:
18. The applicant shall submit $10,000 for the required recreation area fee in lieu with the building permit application.
Parking, Access and Circulation:
19. The applicant shall work with staff to minimize the width of the common driveway and explore alternative paving options.
20. A full reveal and depressed granite curb and concrete curb detail shall be provided. Granite curb shall be used where needed on Montgomery Avenue.
21. Depressed curb and concrete apron shall be indicated at the new driveway access location on N. Roberts Road. The length of depressed curb shall be dimensioned on the plan.
22. Details of the concrete apron shall be provided. Details shall conform to Township standards.
23. The parking area on Lot 4 shall be dimensioned on the Grading and Utility Plan. The back-up area for Lot 1 shall be dimensioned on the plan.
24. Concrete sidewalk shall be shown and noted to clearly cross the drive at grade. The width shall be dimensioned on the plan and shall meet the minimum Township standard of four (4’) feet.
25. The ultimate right-of-way of twenty-five (25’) feet from the center line of N. Roberts Road shall be shown on the plan. The parking area for Lot 4 shall be shifted outside this line. The applicant shall consider with input from Township staff shifting the parking area for Lot 4 outside of the ultimate right of way. The additional right-of-way shall be offered for dedication to Penn DOT. An indemnification for the obstructions in the dedicated right-of-way shall also be provided.
26. Access/cross-over easements shall be shown across the driveways of the lots including metes and bounds. The language of the easements shall be subject to the approval of the Township Solicitor.
27. Existing depressed curb on Montgomery Avenue shall be raised to full reveal. The concrete apron shall be removed and a grass strip added. The length of curb to be raised shall be dimensioned on the Grading and Utility Plan.
28. A Penn Dot Highway Occupancy Permit shall be obtained for the driveway improvements. The Township shall be copied on all correspondence with Penn DOT.
29. Notes shall be added to the requested full reveal and depressed granite curb detail that include the following:
- The depressed curb height for the driveway shall be ¼ inch for each inch of existing curb reveal.
- Any curb replacement shall meet existing curb reveal height.
- One foot cut back is needed in the street area where any curb is adjusted and/or replaced. All joints shall be sealed.
- An additional concrete support is needed mid-span of each section of depressed curb in the driveway area.
Stormwater Management and Erosion Control:
30. All inlets in non-paved areas shall be graded in a twelve (12”) inch sump condition or other sump condition acceptable to the Township Engineer to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading.
31. The impervious and porous paver square footage amounts used in the revised calculations shall be consistent with those shown on the plans.
32. Storm inlet No. 2 shall be shifted outside of the right-of-way of Montgomery Avenue.
33. The seepage bed shall be dimensioned on the plan as a minimum of ten (10’) feet from the existing 5’ x 7’ stone culvert.
34. Inlet No. 3 shall connect to the seepage bed in the detail plan view.
35. The drainage area in the stormwater calculations and the final development plans shall be consistent.
36. The manhole receiving the connection of the basin outflow pipe shall be noted on the Grading and Utility Plan to be repaired as directed by the Township.
37. A detail of the requested Type M inlet shall be provided.
Construction Details:
38. A fill material soil stockpile location shall be provided.
39. The proposed four (4”) inch reveal bituminous curb shall be revised to full reveal, six (6”) inch concrete curb and shall be placed on the northern side of the drive to direct runoff into the inlet. TC/BC elevations shall be added on the northern curb to define the grading.
40. The areas of common drive shall be constructed to Township standard thickness. The detail shown on the plan shall be revised to match the Township specifications.
41. AASHTO No. 8 or equivalent stone shall be specified for infill of the porous paver joints shown in the detail.
42. The construction entrance detail shall be modified to indicate placement of the AASHTO No. 1 stone starting five (5’) feet from the cartway of N. Roberts Road. Crushed stone shall be shown in the area between the start of the entrance and the curb line.
43. 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.
Utilities:
44. Utility easements shall be provided for the water, gas, sanitary and electric service lines if/as applicable. Metes and bounds shall be added and the widths shall be dimensioned on the plan. The language of the easement documents shall be subject to the approval of the Township Solicitor.
45. The sanitary sewer main shall be shifted to provide a minimum of fifteen (15’) feet to the structures (including the deck projections). If the full easement width of thirty (30’) feet cannot be provided for the sewer with adequate isolation distances to other service utilities, the main will be required to remain private.
46. The material of the sanitary laterals shall be indicated as Sch 40 PVC.
47. The water main shall be kept a minimum isolation distance of ten (10’) feet to the sewer main. The distance between the gas main and water main shall be revised on the plan if/as required.
48. The proposed shallow sanitary manhole shall be increased in depth. A cover over the sanitary sewer main of three (3”) feet shall be provided.
49. The gas line marked in the sidewalk near the outflow pipe connection to the culvert shall be shown on the plan. Noninterference with the connection of the outflow pipe shall be verified for the inverts shown.
50. The location of the existing water service shall be shown to the valve.
Standard Conditions of Approval:
51. An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Division prior to issuance of any permits. 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.
52. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
53. The location of all proposed transformers and utility boxes shall be integrated into the design and shown on the Final Plan.
54. New deeds shall be recorded for all new lots subsequent to recording the Final Plan.
55. Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of a Certificate of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant.
56. New 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).
57. 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.
58. 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.
59. 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.
60. 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.
61. The property owner(s) shall comply with all applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.
In addition, the Planning Commission recommended approval of the following relief:
· Subdivision & Land Development Code Section 135-35.A.1, to permit the depth to width ratio of the proposed lots to exceed 2½ to 1.
· Subdivision & Land Development Code Section 135-35.A.3, to permit lot lines that are not at right angles or radial to the right of way.
· Subdivision & Land Development Code Section 135-35.18, to provide a partial traffic impact study. It was determined that the following relief is no longer necessary.
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