upper Dublin
upper Dublin IRA S. TACKEL
801 LOCH ALSH AVENUE FORT WASHINGTON, PA 19034-1697 Phone: (215) 643-1600 Fax: (215) 542-0797 www.upperdublin.net
September 12, 2017
President
RONALD P. FELDMAN Vice President
Dennis F. Meyer, Inc. 915 E. Butler Pike Ambler, PA 19002
SHARON L. DAMSKER REBECCA A. GUSITUE LIZ FERRY ROBERT H. MCGUCKIN GARY V. SCARPELLO PAUL A. LEONARD Township Manager
GILBERT P. HIGH, JR. Solicitor
RE:
Dennis F. Meyer Inc. Land Development Plan Review #2 UD #17-03 3119 E. Pennsylvania Ave. TMP #54-00-13264-00-2 Upper Dublin Township, Montgomery County
To whom it may concern: Upper Dublin Township has reviewed a revised plan and application for Land Development Approval for the tract at 3119 E. Pennsylvania Ave. We offer the following comments and requests regarding this plan:
Background This application is for land development approval of a 994 square foot addition to an existing building of 3,223 square feet, an increase of 31% in building size. No new parking, impervious, utilities are proposed. The applicant received variances related to the following: -Expansion of a nonconforming building; -Encroachment within a Front Yard setback; and -Expansion of building coverage. SUBDIVISION ORDINANCE REQUIREMENTS 1. Waivers have been requested from meeting the following minimum standards of the Land Development regulations: • 212.14.M, 212.18: Requires road widening and sidewalk along both road frontages. • 212.32: Requires landscaping, including street trees and buffering from the building and parking areas proposed on these plans. 2. 212.14.J, 212.15.B: The minimum rights-of-way for Pennsylvania Avenue is indicated on the plans, but must also be offered for dedication to PennDOT or the Township.
Meyer Holdings, LLC
September 12, 2017
Page 2
3. 212.14.M: Applicant has requested a waiver from the road widening and roadway drainage improvements. Street widening along Pennsylvania Avenue is required. 4. 212.18: Applicant has requested a waiver from installing sidewalks. While we do not support this waiver, we understand the applicant may agree to defer the required improvements to a later date, as may be determined by the Township, and subject to the applicant bearing the expense of installing the sidewalks at that time. 5. 212.25: The silt fence depicted on this plan needs to be extended to encompass the entire downslope area of the project. 6. The applicant agrees to move the equipment and structures and fence onto their property, to avoid future disputes between this applicant and the neighbor to the Northeast. 7. 212.32: Applicant has requested a waiver from installing any required landscaping. Two street trees and a minimum of ten shrubs or other buffer plantings would be required to comply with the Ordinance. We recommend a suitable fee in lieu of installing the landscape improvements, as may be acceptable to the Board of Commissioners. 8. Township will review and evaluate whether improvements are needed to the existing street stormwater inlets and pipe systems, sidewalk, curb. 9. The applicant will need to provide a detail and location for the proposed stormwater infiltration pits prior to final plan approval.
RECOMMENDATION: APPROVAL WITH CONDITIONS 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. Very truly yours,
Thomas J. Fwfttain, 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 Alan Greve, Environmental Protection Advisory Board Steve Stone, Shade Tree Commission Ambric Technology Corp.
K:\public works\memos\df meyer Id review 2.doc
801 LOCH ALSH AVENUE FORT WASHINGTON, PA 19034-1697 Phone: (215) 643-1600 Fax: (215) 542-0797 www.upperdublin.net
September 12, 2017
President
RONALD P. FELDMAN Vice President
Dennis F. Meyer, Inc. 915 E. Butler Pike Ambler, PA 19002
SHARON L. DAMSKER REBECCA A. GUSITUE LIZ FERRY ROBERT H. MCGUCKIN GARY V. SCARPELLO PAUL A. LEONARD Township Manager
GILBERT P. HIGH, JR. Solicitor
RE:
Dennis F. Meyer Inc. Land Development Plan Review #2 UD #17-03 3119 E. Pennsylvania Ave. TMP #54-00-13264-00-2 Upper Dublin Township, Montgomery County
To whom it may concern: Upper Dublin Township has reviewed a revised plan and application for Land Development Approval for the tract at 3119 E. Pennsylvania Ave. We offer the following comments and requests regarding this plan:
Background This application is for land development approval of a 994 square foot addition to an existing building of 3,223 square feet, an increase of 31% in building size. No new parking, impervious, utilities are proposed. The applicant received variances related to the following: -Expansion of a nonconforming building; -Encroachment within a Front Yard setback; and -Expansion of building coverage. SUBDIVISION ORDINANCE REQUIREMENTS 1. Waivers have been requested from meeting the following minimum standards of the Land Development regulations: • 212.14.M, 212.18: Requires road widening and sidewalk along both road frontages. • 212.32: Requires landscaping, including street trees and buffering from the building and parking areas proposed on these plans. 2. 212.14.J, 212.15.B: The minimum rights-of-way for Pennsylvania Avenue is indicated on the plans, but must also be offered for dedication to PennDOT or the Township.
Meyer Holdings, LLC
September 12, 2017
Page 2
3. 212.14.M: Applicant has requested a waiver from the road widening and roadway drainage improvements. Street widening along Pennsylvania Avenue is required. 4. 212.18: Applicant has requested a waiver from installing sidewalks. While we do not support this waiver, we understand the applicant may agree to defer the required improvements to a later date, as may be determined by the Township, and subject to the applicant bearing the expense of installing the sidewalks at that time. 5. 212.25: The silt fence depicted on this plan needs to be extended to encompass the entire downslope area of the project. 6. The applicant agrees to move the equipment and structures and fence onto their property, to avoid future disputes between this applicant and the neighbor to the Northeast. 7. 212.32: Applicant has requested a waiver from installing any required landscaping. Two street trees and a minimum of ten shrubs or other buffer plantings would be required to comply with the Ordinance. We recommend a suitable fee in lieu of installing the landscape improvements, as may be acceptable to the Board of Commissioners. 8. Township will review and evaluate whether improvements are needed to the existing street stormwater inlets and pipe systems, sidewalk, curb. 9. The applicant will need to provide a detail and location for the proposed stormwater infiltration pits prior to final plan approval.
RECOMMENDATION: APPROVAL WITH CONDITIONS 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. Very truly yours,
Thomas J. Fwfttain, 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 Alan Greve, Environmental Protection Advisory Board Steve Stone, Shade Tree Commission Ambric Technology Corp.
K:\public works\memos\df meyer Id review 2.doc
