Memorandum from Community Planning and Zoning Upper Dublin
Memorandum from Community Planning and Zoning Upper Dublin Township To:
Zoning Hearing Board., Joseph M. Bagley, Esq., Gilbert High, Esq., Tom Fountain
From:
Richard D. Barton, Zoning Officer /
Date:
November 13, 2017
Subject:
Applications to the Zoning Hearing Board for November 27, 2017
#2244: Sil Lutkewitte/Bay LLC at 475 N Governor Road, Suite 300, Hershey, PA 17033, for the property located at 475 W. Pennsylvania Avenue, requests variances under Zoning Code Section 255-146 (discontinued nonconforming use); Section 255-147.A, (extension or expansion of a nonconforming use); Section 255-148 (change or resumption of nonconforming use); Section 255-164 (permitted uses in the Floodplain Conservation District); and Section 255-169 (variances within the Floodplain Conservation District). Additional variances are requested from Section 255-246.A (permitted uses in the Fort Washington Village District), Section 255-247.A (dimensional standards for development in the Fort Washington Village District), Section 255-248.D.2(b)(i) for maximum window sill height and from Section 255-248.D.2(b)(ii) for maximum lintel height in the Fort Washington Village District. The Applicant proposes to convert a fowler gas station to a medical marijuana dispensary with associated building improvements in the floodplain. It is proposed to elevate the building two feet above the base flood elevation. The property has a base zoning of EC — Employment Center and is also located within the Fort Washington Village District Overlay. This hearing was opened on October 30, and continued to November 27. The enclosed Site, Landscaping, and Foundation Plans were revised on November 10. Bay LLC is seeking: 1. To return the property to productive use with new ownership. 2. To remove a vacant, deteriorating building in the Fort Washington Village District (FWV). 3. With a design that (a) mitigates flood issues and with a cumulative effect that would not increase the base flood elevation and (b) addresses the criteria of the FWV overlay thru building design/materials, green space, planters and benches, sidewalks and crossings. Note that the Township Engineer has recommended that the proposed building foundation be changed to utilize piers to lessen the impact on the floodplain. 4. Bay LLC agrees that the use will be limited to medical marijuana and will address FWV overlay design concepts.
Memo / Zoning Board applications 11/13/2017
Page 2
#2245: Gregory Stanislaus of 214 N Bethlehem Pike, Fort Washington, PA 19034 requests the following zoning relief: variances from the 15 percent building coverage and 25-foot side yard setback requirements of the A — Residential District in order to construct a 1,500 sq.ft. residential addition (Zoning Code Section 255-43.B); a special exception under Section 255-147 to expand a nonconfouning building; a variance from Section 255-147.B to increase the total floor area of a nonconforming building greater than 25 percent and to increase the building coverage more than 25 percent; a variance to reconstruct a detached garage that does not meet setback requirements (Section 25529.C); and a special exception under Zoning Code Section 255-27.E.1 to create an in-law suite within the detached garage.
This is an irregularly-shaped lot with existing nonconforming setbacks for the home and garage. The proposed construction would increase total building coverage to 17. 7% vs. 15% allowed in the A' District. #2247: Yukiko Canfield, 1485 Broad Street, Dresher, PA 19025 requests a special exception under Zoning Code Section 255-27.E.1 to create an in-law suite by constructing a second floor addition to a detached garage. Variances are requested for accessory building setback less than 50 feet (Section 255-27.E.1.f); to allow an accessory building height of 21.7 feet vs. 17 feet for the primary dwelling (Sections 255-27.E.Le and 255-29.A); and to allow the total impervious coverage on the lot to increase from 32.57 percent (nonconforming) to 34.15 percent (Section 255-43.B). The property is zoned A — Residential.
#2249: Erjon Thomollari and Jonita Kico of 1646 Limerick Lane, Dresher, PA 19025 request a variance from Zoning Code Section 255-43.1.A.1 in order to build a residential addition that would extend two feet into the required 25-foot side yard setback area. The property is zoned A-1 Residential.
Zoning Hearing Board., Joseph M. Bagley, Esq., Gilbert High, Esq., Tom Fountain
From:
Richard D. Barton, Zoning Officer /
Date:
November 13, 2017
Subject:
Applications to the Zoning Hearing Board for November 27, 2017
#2244: Sil Lutkewitte/Bay LLC at 475 N Governor Road, Suite 300, Hershey, PA 17033, for the property located at 475 W. Pennsylvania Avenue, requests variances under Zoning Code Section 255-146 (discontinued nonconforming use); Section 255-147.A, (extension or expansion of a nonconforming use); Section 255-148 (change or resumption of nonconforming use); Section 255-164 (permitted uses in the Floodplain Conservation District); and Section 255-169 (variances within the Floodplain Conservation District). Additional variances are requested from Section 255-246.A (permitted uses in the Fort Washington Village District), Section 255-247.A (dimensional standards for development in the Fort Washington Village District), Section 255-248.D.2(b)(i) for maximum window sill height and from Section 255-248.D.2(b)(ii) for maximum lintel height in the Fort Washington Village District. The Applicant proposes to convert a fowler gas station to a medical marijuana dispensary with associated building improvements in the floodplain. It is proposed to elevate the building two feet above the base flood elevation. The property has a base zoning of EC — Employment Center and is also located within the Fort Washington Village District Overlay. This hearing was opened on October 30, and continued to November 27. The enclosed Site, Landscaping, and Foundation Plans were revised on November 10. Bay LLC is seeking: 1. To return the property to productive use with new ownership. 2. To remove a vacant, deteriorating building in the Fort Washington Village District (FWV). 3. With a design that (a) mitigates flood issues and with a cumulative effect that would not increase the base flood elevation and (b) addresses the criteria of the FWV overlay thru building design/materials, green space, planters and benches, sidewalks and crossings. Note that the Township Engineer has recommended that the proposed building foundation be changed to utilize piers to lessen the impact on the floodplain. 4. Bay LLC agrees that the use will be limited to medical marijuana and will address FWV overlay design concepts.
Memo / Zoning Board applications 11/13/2017
Page 2
#2245: Gregory Stanislaus of 214 N Bethlehem Pike, Fort Washington, PA 19034 requests the following zoning relief: variances from the 15 percent building coverage and 25-foot side yard setback requirements of the A — Residential District in order to construct a 1,500 sq.ft. residential addition (Zoning Code Section 255-43.B); a special exception under Section 255-147 to expand a nonconfouning building; a variance from Section 255-147.B to increase the total floor area of a nonconforming building greater than 25 percent and to increase the building coverage more than 25 percent; a variance to reconstruct a detached garage that does not meet setback requirements (Section 25529.C); and a special exception under Zoning Code Section 255-27.E.1 to create an in-law suite within the detached garage.
This is an irregularly-shaped lot with existing nonconforming setbacks for the home and garage. The proposed construction would increase total building coverage to 17. 7% vs. 15% allowed in the A' District. #2247: Yukiko Canfield, 1485 Broad Street, Dresher, PA 19025 requests a special exception under Zoning Code Section 255-27.E.1 to create an in-law suite by constructing a second floor addition to a detached garage. Variances are requested for accessory building setback less than 50 feet (Section 255-27.E.1.f); to allow an accessory building height of 21.7 feet vs. 17 feet for the primary dwelling (Sections 255-27.E.Le and 255-29.A); and to allow the total impervious coverage on the lot to increase from 32.57 percent (nonconforming) to 34.15 percent (Section 255-43.B). The property is zoned A — Residential.
#2249: Erjon Thomollari and Jonita Kico of 1646 Limerick Lane, Dresher, PA 19025 request a variance from Zoning Code Section 255-43.1.A.1 in order to build a residential addition that would extend two feet into the required 25-foot side yard setback area. The property is zoned A-1 Residential.
