Consider for recommendation to the Board of Commissioners approval of a Second Stage Plan. The Plan is dated June 17, 2016, last revised October 20, 2017 prepared by Commonwealth Engineers, Inc. and shows the construction of a single family detached home served by a common driveway extending from Old Gulph Road. 

Expiration Date – N/A………............................................................Zoning – RA/OSPD

Applicant: Vaughen Smith

Applicant's Representative: Daniel Coval, Esquire

Property Owner: Craig and Barbara Nipon-Spencer

The following conditions shall be complied with prior to the issuance of any permits by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday, February 5, 2018 the Planning Commission recommended approval subject to the following conditions:

Township Engineer’s Review:

1. The Township Engineer’s review letter dated December 29, 2017 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions with the exception of item C-19. 

Landscape Plan:

2. The applicant shall provide a revised landscape plan that complies with the recommendations issued by Natural Lands dated November 2, 2017. 

3. As directed by Natural Lands, the applicant shall provide a fund that is equivalent to the cost to purchase and install the shrubs and groundcover located on the southern bank of Mill Creek shown on the landscape plan dated June 17, 2016, last revised May 18, 2017 prepared by Glackin Thomas Panzak. The fund shall be set aside and used for the ongoing maintenance and tree replacement by the future homeowner’s association. The applicant shall submit documentation to the Township that the fund has been established. 

4. The 25” pine tree in the right-of-way shown to be removed on the landscape plan shall remain as it is not located in the required sight triangle for the common drive.

5. All existing trees on the property to remain shall be devined. Any dead or declining trees shall be removed and replaced as directed by Township staff. 

6. The wooded lot calculations shall be subject to the approval of the Township Arborist. The total number of trees removed and impacted by the proposed construction shall be listed. 

7. The portions of the Preservation Area affected by utility improvements shall be fully restored to their original condition once construction is complete.

8. Fences shall not be permitted through the Preservation Area but rather only at the outer tract boundary.

9. The preservation area shall be permanently delineated with small visible, unobtrusive signs/markers indicating the boundary every 100 feet or change in direction. 

10. A temporary fence shall be installed at the edge of the Preservation area boundary to prevent construction vehicles from encroaching into the area. 

11. A landscape plan complying with the Natural Features Code Sections 101-9 and 101-5B, Zoning Code Section 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect. The landscape plan shall be consistent with the information presented with the Final Plan.

Architecture:

12. The renderings dated March and May 2017 shall be revised to include all materials on all facades of each proposed home, including windows. 

13. The applicant shall investigate shifting the garage a few feet off the front façade of each home. 

14. The garage doors on the home on Lot 2 shall be recessed to create a slight projecting roof. A trellis or similar element shall be provided above the garage doors. 

15. Additional details, including materials and height, shall be provided on the proposed structure and fencing that shields the garage on Lot 2 from Old Gulph Road. 

16. The proposed homes shall be constructed substantially as shown on the architectural elevations prepared by FL Bissinger dated March and May 2017 except for de minimis changes required by these conditions of approval. 

17. The calculated mean grade of each structure shall be shown on the plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application. 

Access:

18. A note and label shall be added to the plans clearly indicating the area in the public right-of-way that is to be level and clear of vegetation to enable a sidewalk to be installed in the future if/when requested by the Township.

19. The exact location of the crosswalk/stop bar and stop sign shall be determined in the field with the concurrence of the Traffic Safety Division and the Township Engineer. ADA ramps with pedestrian refuge areas shall be provided at each end of the crosswalk. A detail consistent with Township standards shall be added to the plan for all items.

20. The width of the drive opening at Old Gulph Road shall be reduced to 36 feet. The width of the drive at the cartway shall be dimensioned on the plans.

21. The common drive area allocated to each lot shall be clearly and separately itemized on the plans.

22. The access easement documents for the common drive shall be subject to the approval of the Township Solicitor.

23. The width of the crosswalk shall be 8’-0” minimum. This dimension shall be revised on the plans to match the detail.

Stormwater Management:

24. The area of raingarden No. 2 used in the revised stormwater calculations shall be consistent with that shown on the plans. 

25. No required stormwater facilities shall be placed within the relocated sanitary sewer easement.             
26. The drainage area used in the pipe capacity calculations shall match the roof area shown on the plans. The calculations shall be revised to be consistent with the plans.

27. The precipitation value used in the pipe capacity calculations shall be revised to 8.4 inches.

28. A sediment trap detail shall be shown on the plan and shall be easily accessible for maintenance purposes.

Utilities:

29. The applicant shall investigate placing utilities underground. 

30. The utility easement proposed across Lot No. 2 for Lot No. 1 shall be subject to the approval of the Township Solicitor.

31. Separate permits and approvals shall be obtained from the Public Works Department for each sanitary lateral construction.

32. The applicant shall present an amended Deed of Dedication for the adjusted sanitary sewer easement. A covenant shall be prepared that requires the owners of the lots to pay for the installation of the sewer facilities within the relocated easement if and when requested by the Township. A profile of the line to be constructed shall be submitted as an exhibit for the easement agreement. The final location of the revised easement shall be subject to the approval of the Public Works Department. All easement documents and the corresponding covenant shall be subject to the approval of the Township Solicitor.

Construction Details:

33. The allowable impervious surface for each lot shall be based upon the yield plan.  

34. For the porous walkway to be excluded from the impervious surface allocation the design shall conform to Township standards. The recharge stone shall be noted in the detail to be AASHTO NO. 3 and shall be a minimum of nine (9”) inches deep. The porous paver blocks shall be set in AASHTO NO. 8 or equivalent stone. Joints shall be AASHTO No. 8 or equivalent stone.

35. All construction-related vehicles shall be parked on site, but not within the preservation area or in the area restricted by the Mill Creek Valley Conservation Agreement, or at a remote site. No construction-related vehicles may park on Old Gulph Road or Mill Creek Road. This includes vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project. 

Standard Conditions of Approval:

36. 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. 

37. The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1. 

38. 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 de minimus. 

39. 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). 

40. 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. 

41. 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. 

42. 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. 

43. 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.