ADDITIONAL INFORMATION:
Expiration Date – 6/30/2017…………………………..............................................Zoning – R-4
Applicant: Daniel S. Coval, Jr., Esquire, Andrew L. Miller & Associates, P.C.
Property Owner: 27 Heck LLC
Applicant's Representative: Daniel S. Coval, Jr., Esquire, Andrew L. Miller & Associates, P.C.
On Monday, June 5, 2017 the Planning Commission recommended approval subject to the following conditions:
Township Engineer’s Review:
1. The Township Engineer’s review letter dated May 30, 2017 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.
Second Stage Plans/Architectural Elevations:
2. The applicant shall work with staff on the design of the proposed homes to ensure that they are sympathetic to the form and scale of the existing neighborhood, including materials and garage doors.
3. The driveways shall be as shown on the plan dated January 26, 2017.
4. Second Stage Plan approval shall be obtained from the Planning Commission and Board of Commissioners for Lots 1 and 2 if there are any significant changes as determined by staff. If Second Stage Plans are required, approval shall be obtained prior to the issuance of any permits.
5. The proposed homes shall be constructed substantially as shown on the undated architectural elevations prepared by RJH Architects. The elevations shall be revised to include all proposed materials.
Landscape Plan:
6. The landscape plan shall be revised to include the required street trees and the size and species of all plant material. The revised plan, complying with Natural Features Code Sections 101-9 and 101-5B and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.
7. All existing bamboo shall be removed from the site. A root barrier shall be installed to prevent the bamboo from adjoining properties from crossing the property line.
8. Native plant material shall be provided to the greatest extent feasible.
Stormwater Management:
9. The sides of the during construction stormwater basins shall be immediately stabilized with matting or sod which shall be shown on the Erosion and Sediment Control Plan. The limits shall be delineated with shading and labeled in the requested legend.
10. A description of how the permanent stormwater control facility will be operated and maintained shall be submitted. The frequency of inspection shall be listed on the plan. The contact information for the party responsible for the operation and maintenance of the facility shall be listed. The plan shall be presented in recordable form as a covenant running with the land and must be approved by the Township Solicitor prior to recording.
Utilities:
11. The location of the sanitary laterals shall be subject to the approval of the Public Works Department. Adequate distance to the side property line shall be provided and a minimum dimension shall be added to the plan. Where feasible, an isolation distance of ten (10’) feet to the water service lines shall be provided and a dimension shall be added to the pan. The lateral to Lot No. 1 shall cross to the sewer main in the cartway rather than across the drive apron. The main shall be extended if/as required by the Public Works Department.
12. Cleanouts shall be specified at bends in the sanitary sewer lateral as required or as directed by the Public Works Department.
13. The water service to Lot No. 2 shall be indicated to the main in Heckamore Avenue. Adequate isolation distance shall be provided to the sanitary sewer/laterals.
14. A minimum distance of five (5’) feet is recommended to be provided from the outside edge of the existing or relocated storm sewers and the proposed dwellings. This shall be clearly dimensioned on the plan for each lot.
Construction Details:
15. A spot elevation and drainage arrows shall be provided for the high point at the northwest corner of Lot No. 1 and at the high point near the common property line between Lot Nos. 1 and 2.
16. All proposed CMP shall be further specified as aluminum or aluminized steel.
17. A fill material and topsoil stockpile location shall be provided.
18. Additional dimensions shall be added to the plan to define the limits and size of the patios and driveways.
19. Depressed granite curb shall be clearly indicated at the drive access location.
20. The details of the concrete apron and sidewalk shall be adjusted to conform to Township standards. Class A concrete shall be specified for the sidewalk. Welded wire fabric shall be labeled on the apron detail.
21. Silt fence shall be provided around all soil stockpiles.
22. The existing storm junction structure at the front of Lot No. 1 shall be noted to be repaired/replaced as directed by the Township.
23. A PA One Call Serial number shall be provided on the plan.
24. A legend shall be provided on the Erosion Control Plan.
25. 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.
26. The location of the existing stone wall along the sidewalk on Lot No. 1 relative to the right-of-way of Heckamore Avenue shall be clearly shown on the plan.
Standard Plan Items:
27. Lot No. 1 shall continue to extend to Bryn Mawr Avenue. A metes and bounds description of the leg shall be provided with the Final Plan.
28. A perimeter description for both properties shall be provided with the Final Plan.
29. The applicant shall notify the property owner of 23 Bryn Mawr Avenue of the current shared property boundaries.
Standard Conditions of Approval:
30. 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 Department 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.
31. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.
32. 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.
33. 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).
34. 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.
35. 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.
36. 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.
37. 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.
38. 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.
39. The conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted.
In addition, the Planning Commission recommended approval of the following relief:
- Subdivision & Land Development Code Section 135-35A.3, Irregular Lots, to create lot lines that are not at right angles or radial to the right of way.
- Subdivision & Land Development Code Section 135-35A(2), to create a lot which is irregular.
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