Dublin
upper
801 LOCH ALSH AVENUE FORT WASHINGTON, PA 19034-1697
Dublin
Phone: (215) 643-1600 Fax: (215) 542-0797 www.upperdublin.net
IRA S. TACKEL President
September 13, 2017
RONALD P. FELDMAN Vice President
SHARON L. DAMSKER
Prestige Property Partners 1126 Horsham Road Maple Glen, PA 19022
REBECCA A. GUSHUE LIZ FERRY ROBERT H. MCGUCKIN GARY V. SCARPELLO
RE:
RUDDY TRACT Major Subdivision Plan-Review #3 UD #14-06
To whom it may concern:
PAUL A. LEONARD Township Manager
GILBERT P. HIGH, JR. Solicitor
Upper Dublin Township has received revised plans for Major Subdivision Approval for the tract near Dreshertown Road north of Applewood Drive. Prestige Property Partners has submitted a preliminary land development plan for the 2.6 acre Ruddy tract adjacent to the Dublin Terrace apartments. The vacant site backs up to the Norfolk Southern railroad line and is zoned MD Multi-Dwelling. The preliminary plan is by Charles E. Shoemaker, Inc. last revised 8/7/17. This revision has a total number of new dwellings at 14 units, down from 16 on earlier submissions. We offer the following comments and requests regarding this plan: ZONING 1. This new layout should be re-reviewed by the Montgomery County Planning Commission. 2. ZO 255.53.K: A left-turn lane into the site may be needed. Development regulations require that there be no adverse impact on the normal traffic flow on Dreshertown Road, and left-turns into the site are compromised by short sight distance and a curve. 3. Although sight distance is provided for vehicles exiting from the site, we require sight distance for vehicles heading East, turning left into the site. This direction is compromised by a curve. The plans have depicted the Safe Sight Distance at 300 feet, a more realistic sight distance requirement is 375 feet. The plans need to be updated, and sight distance still needs to be confirmed.
Ruddy Tract-Review #3
September 13, 2017
Page 2
4. Applicant has indicated a path towards the Dresher Terrace path, but not a complete connection. We recommend the full connection be made with this application. An easement to allow public connection should be included. 5. Minimum size for a parking space is 9-V2' wide. The plan depicts 9' for the spaces behind the dwellings and requires revision. 6. ZO 255.50.1.A.2.b: A 40' setback is required from adjoining property lines that do not abut other MD Districts. This would apply to the rear property line of the railroad, which is an EC Zone. Although the applicant response letter indicates a variance was obtained, we did not see it listed in the ZHB Order. The internal roadway needs to be at least 40 feet from the property line. 7. ZO 255.49.A: The minimum area to allow this type of development is 3 acres. 8. ZO 255.50.1.A.5: We recommend building spacing of 35'. This is an interpretation based on the combination of this section, plus 255.49.D.1.c: which requires an additional 10' separation for buildings that exceed the maximum allowable height regulations. 9. ZO 255.50.1.B.6: Applicant should confirm that no vinyl will be used for any exterior surface. SUBDIVISION ORDINANCE COMMENTS 10. Section 212-14.0 — Sewage Planning approval (Act 537) from DEP shall be provided prior to final subdivision plan approval. "Will Serve" letters from the prevailing Water & Sewer utilities are also required. 11. SO 212.15.A.4: Although slopes within the R-O-W exceed 2%, we do not have an issue allowing a waiver in this area to exceed these slopes. We do request an alternate grading design, around the existing pipe outlet, to reduce the slopes in that area. 12. SO 212.18.B: Sidewalk in front of the buildings and along the Common areas must be at least 5 feet wide. Sidewalks are only depicted now at 4' wide. 13. Roadway improvements are required for Dreshertown Road (ECSIP II.A.2.A.1.d). Only 20' halfwidth is depicted where the ordinance requires at least 26 feet wide. 14. SO 212.14 D: We recommend that an earthwork cut/fill analysis be prepared at this time and submitted to have a better understanding of the earth moving operations. 15. The plan requires approval from Montgomery County Conservation District and an NPDES permit. General Stormwater Management Comments 16. A fence is now depicted on the plan views of the grading plan, along the walls and around the basin. A detail for the fence should be included.
Ruddy Tract-Review #3
September 13, 2017
Page 3
17. Applicant must enter into a Stormwater O&M Agreement as approved by the Township. General Comments 18. Plans now depict a detail for the retaining walls; however, the walls exceed 8' tall in several locations, but the detail is for a maximum height of 6 feet. 19. Plans should be checked for ADA compliance prior to Final Approval of the plans.
TRAFFIC/TRANSPORTATION 20. A Highway Occupancy Permit (HOP) Pre-Application Meeting should be held and should include Upper Dublin Township to determine the level of improvements on Dreshertown Road. 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. Very truly yours,
ntain, P.E. Thomas J. Township Ifigineer Upper Dublin Township cc:
Paul Leonard, Township Manager Richard Barton, Township Zoning Officer Lee Benson, Chief of Police Jack Smyth, Transportation Consultant Rick Collier, Landscaping Consultant Joe Fielder, Township Code Officer Gil High, Township Solicitor Tim Schuck, Township Fire Marshal Steve Stone, Shade Tree Commission Alan Greve, Environmental Protection Advisory Board Prestige Property Partners, LLC Charles E. Shoemaker, Inc.
KApublic works\memos \ruddy tract review 3.doc
801 LOCH ALSH AVENUE FORT WASHINGTON, PA 19034-1697
Dublin
Phone: (215) 643-1600 Fax: (215) 542-0797 www.upperdublin.net
IRA S. TACKEL President
September 13, 2017
RONALD P. FELDMAN Vice President
SHARON L. DAMSKER
Prestige Property Partners 1126 Horsham Road Maple Glen, PA 19022
REBECCA A. GUSHUE LIZ FERRY ROBERT H. MCGUCKIN GARY V. SCARPELLO
RE:
RUDDY TRACT Major Subdivision Plan-Review #3 UD #14-06
To whom it may concern:
PAUL A. LEONARD Township Manager
GILBERT P. HIGH, JR. Solicitor
Upper Dublin Township has received revised plans for Major Subdivision Approval for the tract near Dreshertown Road north of Applewood Drive. Prestige Property Partners has submitted a preliminary land development plan for the 2.6 acre Ruddy tract adjacent to the Dublin Terrace apartments. The vacant site backs up to the Norfolk Southern railroad line and is zoned MD Multi-Dwelling. The preliminary plan is by Charles E. Shoemaker, Inc. last revised 8/7/17. This revision has a total number of new dwellings at 14 units, down from 16 on earlier submissions. We offer the following comments and requests regarding this plan: ZONING 1. This new layout should be re-reviewed by the Montgomery County Planning Commission. 2. ZO 255.53.K: A left-turn lane into the site may be needed. Development regulations require that there be no adverse impact on the normal traffic flow on Dreshertown Road, and left-turns into the site are compromised by short sight distance and a curve. 3. Although sight distance is provided for vehicles exiting from the site, we require sight distance for vehicles heading East, turning left into the site. This direction is compromised by a curve. The plans have depicted the Safe Sight Distance at 300 feet, a more realistic sight distance requirement is 375 feet. The plans need to be updated, and sight distance still needs to be confirmed.
Ruddy Tract-Review #3
September 13, 2017
Page 2
4. Applicant has indicated a path towards the Dresher Terrace path, but not a complete connection. We recommend the full connection be made with this application. An easement to allow public connection should be included. 5. Minimum size for a parking space is 9-V2' wide. The plan depicts 9' for the spaces behind the dwellings and requires revision. 6. ZO 255.50.1.A.2.b: A 40' setback is required from adjoining property lines that do not abut other MD Districts. This would apply to the rear property line of the railroad, which is an EC Zone. Although the applicant response letter indicates a variance was obtained, we did not see it listed in the ZHB Order. The internal roadway needs to be at least 40 feet from the property line. 7. ZO 255.49.A: The minimum area to allow this type of development is 3 acres. 8. ZO 255.50.1.A.5: We recommend building spacing of 35'. This is an interpretation based on the combination of this section, plus 255.49.D.1.c: which requires an additional 10' separation for buildings that exceed the maximum allowable height regulations. 9. ZO 255.50.1.B.6: Applicant should confirm that no vinyl will be used for any exterior surface. SUBDIVISION ORDINANCE COMMENTS 10. Section 212-14.0 — Sewage Planning approval (Act 537) from DEP shall be provided prior to final subdivision plan approval. "Will Serve" letters from the prevailing Water & Sewer utilities are also required. 11. SO 212.15.A.4: Although slopes within the R-O-W exceed 2%, we do not have an issue allowing a waiver in this area to exceed these slopes. We do request an alternate grading design, around the existing pipe outlet, to reduce the slopes in that area. 12. SO 212.18.B: Sidewalk in front of the buildings and along the Common areas must be at least 5 feet wide. Sidewalks are only depicted now at 4' wide. 13. Roadway improvements are required for Dreshertown Road (ECSIP II.A.2.A.1.d). Only 20' halfwidth is depicted where the ordinance requires at least 26 feet wide. 14. SO 212.14 D: We recommend that an earthwork cut/fill analysis be prepared at this time and submitted to have a better understanding of the earth moving operations. 15. The plan requires approval from Montgomery County Conservation District and an NPDES permit. General Stormwater Management Comments 16. A fence is now depicted on the plan views of the grading plan, along the walls and around the basin. A detail for the fence should be included.
Ruddy Tract-Review #3
September 13, 2017
Page 3
17. Applicant must enter into a Stormwater O&M Agreement as approved by the Township. General Comments 18. Plans now depict a detail for the retaining walls; however, the walls exceed 8' tall in several locations, but the detail is for a maximum height of 6 feet. 19. Plans should be checked for ADA compliance prior to Final Approval of the plans.
TRAFFIC/TRANSPORTATION 20. A Highway Occupancy Permit (HOP) Pre-Application Meeting should be held and should include Upper Dublin Township to determine the level of improvements on Dreshertown Road. 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. Very truly yours,
ntain, P.E. Thomas J. Township Ifigineer Upper Dublin Township cc:
Paul Leonard, Township Manager Richard Barton, Township Zoning Officer Lee Benson, Chief of Police Jack Smyth, Transportation Consultant Rick Collier, Landscaping Consultant Joe Fielder, Township Code Officer Gil High, Township Solicitor Tim Schuck, Township Fire Marshal Steve Stone, Shade Tree Commission Alan Greve, Environmental Protection Advisory Board Prestige Property Partners, LLC Charles E. Shoemaker, Inc.
KApublic works\memos \ruddy tract review 3.doc
