Dublin
upper
Dublin
801 LOCH ALSH AVENUE FORT WASHINGTON, PA 19034-1697 Phone: (215) 643-1600 Fax: (215) 542-0797 www.upperdublin.net
IRA S. TACKEL President
RONALD P. FELDMAN Vice President
SHARON L. DAMSKER
November 16, 2017 JEA Development Group PO Box 820528 Vancouver, WA 98682
REBECCA A. GUSHUE LIZ FERRY ROBERT H. MCGUCKIN GARY V. SCARPELLO PAUL A. LEONARD Township Manager
GILBERT P. HIGH, JR. Solicitor
RE:
JEA SENIOR LIVING 1424 DRESHERTOVVN ROAD PRELIMINARY LAND DEVELOPMENT PLAN REVIEW #2 UD #17-02
To whom it may concern: Upper Dublin Township has received and reviewed an application for Land Development Approval for the tract adjacent to the Dreshertown Plaza shopping center. We offer the following comments and requests regarding this plan:
Background This application is for a new plan submission requesting Preliminary approval of a proposed senior care facility. The site area is 3.44 acres in gross. Improvements include public water and sewer, proposed road widening, parking, landscaping, lighting, stormwater management. SUBDIVISION ORDINANCE REQUIREMENTS 1. 212.14.D: The earthwork analysis was supplied, indicating 7,900 CY of exported soil off the jobsite. However, Note #22 on Sheet C-200 indicates the topsoil will be re-spread on-site. Export of topsoil is only permitted by special Township approval, so at this time, the cut/fill analysis should be revised to depict the topsoil retained on-site. 2. 212.14.G: A list of requested waivers has been provided by the applicant, requiring the Planning Commission review and input. 3. 212.14.M: The road widening is in accordance with Township requirements. A detail for the road widening should be included with the detail sheets. See Township Detail RD-107.
SEA Senior Living
November 16, 2017
Page 2
4. Section 212.14.0, 212.26, 212.27: Sewage Planning approval (Act 537) from DEP shall be provided prior to final subdivision plan approval. A Sanitary service letter from the prevailing authority needs to be received. Same for the water service provider. 5. Section 212.15.A.9: Clear sight triangles shall be provided in accordance with ECSIP standards for all street and driveway intersections. 6. 212.17.D: A waiver has been requested to allow less than 20 feet of open space shall be provided between the curbline of any parking area and the outside wall of the building. 7. Section 212.24.C.4: Roof runoff is adequately detailed for the exterior of the building. A drainage plan is required fort the interior courtyard. 8. 212.29: Street Lighting is depicted. The applicant should resolve the difference between the detail sheets, depicting a 15' tall fixture, and the lighting plan, depicting an 18' tall fixture. The 15' fixture is in accordance with Township regulations. 9. We note that the Zoning Hearing Board decision required additional trees beyond those required under these regulations, the applicant is seeking a waiver to have the number of trees provided be reduced. 10. 212.32.G: The issue of tree removal remains outstanding, although the applicant has submitted an arborist report about the viability of the trees moving forward. We question the findings but will leave the waiver request for discussion with the Planning Commission. 11. 212.45.4: Certification blocks required by this section and the MPC must be added to the plans. 12. Plans should include a note indicating "All work is to be in accordance with PADOT 408 or Upper Dublin Township standards, whichever is greater." 13. The applicant must incorporate requirements and recommendations of the various outside Township consultants, including: a. Township Lighting Consultant b. Township Traffic Consultant c. Township Landscape Consultant General Plan Comments 14. Applicant agrees to submit retaining wall design for review and approval prior to obtaining any building permits. 15. Boulders are depicted instead of guiderail along the retaining wall. This may not satisfy Code requirements for fall protection from the top of wall to the grade below. Fencing may still be required. The surcharge weight of the boulders will need to be presented in the retaining wall design.
JEA Senior Living
November 16, 2017
Page 3
16. Plans should be checked for ADA compliance prior to Final Approval of the plans. 17. Improvements are depicted on the adjacent shopping center property. The proper releases from the owner are required prior to plan approvals. Sidewalk maintenance on the adjacent property should be assigned to the owner of that property by record document. 18. Two Corporate acknowledgement blocks should be supplied for the owner of each property. Also, there are two Township P.C. review blocks; only one is needed.
RECOMMENDATION: FURTHER REVIEW The items noted in this letter should be addressed to the Township's satisfaction. If you have any questions, please do not hesitate to call. , yours, _ ,Very, truly
Thomas J. Fountain, P.E. Upper Dublin Township cc:
Paul Leonard, Township Manager Richard Barton, Township Zoning Officer Lee Benson, Chief of Police Jack Smyth, P.E., Transportation Consultant Rick Collier, Landscaping Consultant Joe Fielder, Township Code Officer Gil High, Township Solicitor Tim Schuck, Township Fire Marshal Environmental Protection Advisory Board Steve Stone, Shade Tree Commission John Iarmozzi, Esq., HRMIVIL
K:\public works\memos\jea senior living land dev review 2.doc
Dublin
801 LOCH ALSH AVENUE FORT WASHINGTON, PA 19034-1697 Phone: (215) 643-1600 Fax: (215) 542-0797 www.upperdublin.net
IRA S. TACKEL President
RONALD P. FELDMAN Vice President
SHARON L. DAMSKER
November 16, 2017 JEA Development Group PO Box 820528 Vancouver, WA 98682
REBECCA A. GUSHUE LIZ FERRY ROBERT H. MCGUCKIN GARY V. SCARPELLO PAUL A. LEONARD Township Manager
GILBERT P. HIGH, JR. Solicitor
RE:
JEA SENIOR LIVING 1424 DRESHERTOVVN ROAD PRELIMINARY LAND DEVELOPMENT PLAN REVIEW #2 UD #17-02
To whom it may concern: Upper Dublin Township has received and reviewed an application for Land Development Approval for the tract adjacent to the Dreshertown Plaza shopping center. We offer the following comments and requests regarding this plan:
Background This application is for a new plan submission requesting Preliminary approval of a proposed senior care facility. The site area is 3.44 acres in gross. Improvements include public water and sewer, proposed road widening, parking, landscaping, lighting, stormwater management. SUBDIVISION ORDINANCE REQUIREMENTS 1. 212.14.D: The earthwork analysis was supplied, indicating 7,900 CY of exported soil off the jobsite. However, Note #22 on Sheet C-200 indicates the topsoil will be re-spread on-site. Export of topsoil is only permitted by special Township approval, so at this time, the cut/fill analysis should be revised to depict the topsoil retained on-site. 2. 212.14.G: A list of requested waivers has been provided by the applicant, requiring the Planning Commission review and input. 3. 212.14.M: The road widening is in accordance with Township requirements. A detail for the road widening should be included with the detail sheets. See Township Detail RD-107.
SEA Senior Living
November 16, 2017
Page 2
4. Section 212.14.0, 212.26, 212.27: Sewage Planning approval (Act 537) from DEP shall be provided prior to final subdivision plan approval. A Sanitary service letter from the prevailing authority needs to be received. Same for the water service provider. 5. Section 212.15.A.9: Clear sight triangles shall be provided in accordance with ECSIP standards for all street and driveway intersections. 6. 212.17.D: A waiver has been requested to allow less than 20 feet of open space shall be provided between the curbline of any parking area and the outside wall of the building. 7. Section 212.24.C.4: Roof runoff is adequately detailed for the exterior of the building. A drainage plan is required fort the interior courtyard. 8. 212.29: Street Lighting is depicted. The applicant should resolve the difference between the detail sheets, depicting a 15' tall fixture, and the lighting plan, depicting an 18' tall fixture. The 15' fixture is in accordance with Township regulations. 9. We note that the Zoning Hearing Board decision required additional trees beyond those required under these regulations, the applicant is seeking a waiver to have the number of trees provided be reduced. 10. 212.32.G: The issue of tree removal remains outstanding, although the applicant has submitted an arborist report about the viability of the trees moving forward. We question the findings but will leave the waiver request for discussion with the Planning Commission. 11. 212.45.4: Certification blocks required by this section and the MPC must be added to the plans. 12. Plans should include a note indicating "All work is to be in accordance with PADOT 408 or Upper Dublin Township standards, whichever is greater." 13. The applicant must incorporate requirements and recommendations of the various outside Township consultants, including: a. Township Lighting Consultant b. Township Traffic Consultant c. Township Landscape Consultant General Plan Comments 14. Applicant agrees to submit retaining wall design for review and approval prior to obtaining any building permits. 15. Boulders are depicted instead of guiderail along the retaining wall. This may not satisfy Code requirements for fall protection from the top of wall to the grade below. Fencing may still be required. The surcharge weight of the boulders will need to be presented in the retaining wall design.
JEA Senior Living
November 16, 2017
Page 3
16. Plans should be checked for ADA compliance prior to Final Approval of the plans. 17. Improvements are depicted on the adjacent shopping center property. The proper releases from the owner are required prior to plan approvals. Sidewalk maintenance on the adjacent property should be assigned to the owner of that property by record document. 18. Two Corporate acknowledgement blocks should be supplied for the owner of each property. Also, there are two Township P.C. review blocks; only one is needed.
RECOMMENDATION: FURTHER REVIEW The items noted in this letter should be addressed to the Township's satisfaction. If you have any questions, please do not hesitate to call. , yours, _ ,Very, truly
Thomas J. Fountain, P.E. Upper Dublin Township cc:
Paul Leonard, Township Manager Richard Barton, Township Zoning Officer Lee Benson, Chief of Police Jack Smyth, P.E., Transportation Consultant Rick Collier, Landscaping Consultant Joe Fielder, Township Code Officer Gil High, Township Solicitor Tim Schuck, Township Fire Marshal Environmental Protection Advisory Board Steve Stone, Shade Tree Commission John Iarmozzi, Esq., HRMIVIL
K:\public works\memos\jea senior living land dev review 2.doc
