upper dublin township board of commissioners montgomery county
UPPER DUBLIN TOWNSHIP BOARD OF COMMISSIONERS MONTGOMERY COUNTY, PA RESOLUTION NO. 17SUBDIVISION AND LAND DEVELOPMENT APPLICATION U.D. NO. 14-06 FOR PRELIMINARY LAND DEVELOPMENT/SUBDIVISION APPROVAL THE DEVELOPMENT KNOWN AS "RUDDY TRACT"
WHEREAS, Prestige Property Partners, LLC ("Developer") is the equitable owner of a property located along Dreshertown Road north of Applewood Drive, comprising approximately 2.6 acres of land (the "Property"); and, WHEREAS, the Property is located in the MD-Multi-Dwelling Zoning District and designed according to the Transitional Tract Development standards of Chapter 255.46 of the Township Zoning Ordinance; and, WHEREAS, the Property will be developed pursuant to Preliminary Land Development Plans prepared by Charles E. Shoemaker, Inc., dated March 11, 2016, last revised on August 7, 2017, consisting of Sheets 1 through 20 (the "Plans"), together with a Post-Construction Stormwater Management Report, also prepared by C. E. Shoemaker Inc. dated July 7, 2017 (the "Report"), all of which are incorporated herein by reference and expressly made a part hereof; all of which are subject to revision or amendment prior to final plan submission or approval; and WHEREAS, the Developer desires to obtain preliminary land development/subdivision approval of the Plans from Upper Dublin Township in accordance with Section 508 of the Pennsylvania Municipalities Planning Code. NOW, THEREFORE, be it resolved, that Upper Dublin Township hereby grants preliminary approval of the land development as shown on the Plans subject, however, to the following conditions: 1. The WHEREAS clauses are incorporated by reference as if fully set forth herein. 2. The development shall be constructed in strict accordance with the Plans, the comments and details on the Plans, the Report, the terms and conditions of this Resolution, and the terms and conditions of a Land Development Agreement between the Developer and the Township, in a form to be approved by the Township Solicitor and entered into prior to recording of the final plans. 3. The Developer will provide security in a form acceptable to the Township Solicitor and in an amount to be agreed upon by the Township Engineer for the infrastructure improvements and landscaping shown on the Plans. 4. All utilities serving the structures proposed to be built on the Property shall be placed underground.
Resolution 17-
Ruddy Tract
5. The Township hereby approves the following waivers requested by the Developer: a. Waiver from compliance with Code Chapter 212.15.A.4, which requires 2% slopes maximum within the R-O-W. 6. The Developer shall comply with all conditions set forth in the review letter of the Township Engineer, Tom Fountain, dated September 13, 2017, except as modified herein and/or as modified as part of final land development/subdivision approval. a. With respect to Comments #2, #3, and #13 of the letter, the applicant agrees to construct improvements along the frontage of the property as may be required by PennDOT, subject to review and approval from the Township Traffic Engineer and Township Engineer. b. With respect to Comments #6, #7, and #8, these comments are not applicable. The applicant has obtained the variance relief required by the Township Zoning Officer. 7. The Developer shall comply with all conditions set forth in the review letter of the Township Lighting Consultant, Stubbe Consulting, dated August 31, 2017, except as modified herein and/or as modified as part of final land development/subdivision approval. 8. The Developer shall comply with all conditions set forth in the review letter of the Township Landscape Consultant, LandConcepts, dated September 18, 2017, except as modified herein and/or as modified as part of final land development/subdivision approval. 9. The Developer shall comply with all conditions set forth in the review letter of the Township Fire Services Department, except as modified herein and/or as modified as part of final land development/subdivision approval. 10. Developer shall provide to the Township Engineer for his approval the legal descriptions for the open space areas, easements, rights of way, walking trails and the internal roads prior to the Plans being recorded. 11. The Developer shall offer in recordable form, subject to the approval of the Township Solicitor, a Declaration of Covenants and Restrictions binding all of the units in the development to the development plan, prohibiting the subdivision of the tract into a greater number of lots, and creating a Homeowners Association for the perpetual maintenance of the open space, the trails, roadways, rights-of-way, any retaining walls, streetlights, snow plowing, trash and recycling pickup, the curbs and the stormwater management facilities. In addition, the Association will be responsible for maintenance and repair of all improvements, both above grade and subsurface, along Dreshertown Road, if said improvements are not maintained by PennDOT. 12. All roadways within the Development shall be undedicated, to be owned and maintained by a duly established non-profit corporation comprised of all unit owners within the Development ("HOA"). 13. The Developer and thereafter the HOA shall be responsible for providing services in the nature of but not limited to: snow removal, street and driveway maintenance, trail and sidewalk maintenance, recycling, street lighting, stormwater management and trash removal, it being 2
Resolution 17-__
Ruddy Tract
understood that Upper Dublin Township will not be providing municipal services in the nature of those services to be provided by the HOA. 14. Developer shall construct the buildings, improvements, public and private common areas, facades, exteriors, balconies, windows, exactly as depicted on the proposed renderings and elevations dated May 26, 2016. No changes to these renderings can be made unless reviewed and accepted by the Township Engineer, except modifications that may be required to become compliant with Design Standards and requirements of the MD District-Transitional Tracts. 15. Developer shall make an open space contribution to Upper Dublin Township in the amount of One Thousand, Five Hundred Dollars ($1,500.00) per home or dwelling unit, as required by Ordinance No. 1111, as adopted by Upper Dublin Township on July 8, 2003, Chapter 110-13(d) of the Township Code. Payment shall be made on a per home/dwelling unit basis, payable to Upper Dublin Township, at the time of Building Permit application. 16. The cost of accomplishing, satisfying and meeting all of the terms, conditions and requirements of the Plans, notes to the Plans and the Land Development Agreement shall be borne entirely by the Developer and shall be at no cost to the Township. 17. Consistent with Section 509(b) of the Pennsylvania Municipalities Planning Code (as amended), the payment of all applicable fees and the funding of all escrows under the Land Development Agreement, and as required by the Upper Dublin Township Code, must be accomplished within ninety (90) days from the date of this Resolution unless a written extension is granted by Upper Dublin Township. Until such time as the applicable fees and contributions have been paid, the escrow is fully funded, the security provided and the Land Development Agreement executed, the final plat or record plan shall not be signed or recorded. In the event that the fees have not been paid and the escrow has not been funded within ninety (90) days of this Resolution (or any written extension thereof), this contingent subdivision approval shall expire and be deemed to have been revoked. Approved by the Board of Commissioners of Upper Dublin Township this 14th day of November, 2017.
UPPER DUBLIN TOWNSHIP
By: ______________________________ IRA S. TACKEL, President ATTEST:
___________________________________ PAUL A. LEONARD, Township Manager/Secretary
3
COMMISSIONERS OF UPPER DUBLIN TOWNSHIP CODE ENFORCEMENT DEPARTMENT To:
Board of Commissioners, Planning Commission, Paul Leonard, David Brooman, Tom Fountain, Timothy Schuck, Cheryl Knight (EPAB), Rick Collier, Stan Stubbe, Jack Smyth, Maggie Dobbs (MCPC), Nearby property owners
From:
Richard D. Barton, Community Planner and Zoning Officer
Date:
August 18, 2017 Ruddy Tract Prestige Property Partners, LLC Dreshertown Road UD #14-06
Subject:
Prestige Property Partners has submitted a revised preliminary land development plan for the 2.6 acre Ruddy tract on Dreshertown Road north of Applewood Drive and adjacent to the Dublin Terrace apartments. The vacant site backs up to the Norfolk Southern railroad line and is zoned MD Multi-Dwelling. The number of dwelling units has been reduced from 16 to 14 "stacked townhouses", designed according to Zoning Code Section 255-50.1, Multiple Dwelling Development on Transitional Tracts. Variances were granted in connection with the plan by the Zoning Hearing Board on July 1, 2016 (copy attached). The preliminary plans by Charles E. Shoemaker, Inc. revised August 7, 2017 are scheduled for review during the following public meetings at the Township Building — 801 Loch Alsh Avenue, Fort Washington: • Environmental Protection Advisory Board — Tuesday, September 5 at 7:00 PM • Planning Commission — Tuesday, September 19 at 7:00 PM
C:
Prestige Property Partners, LLC c/o Jim D 'Angelo 1126 Horsham Road Maple Glen, PA 19002
Richard A. Stoneback, PE c/o Charles E. Shoemaker, Inc. 1007 Edge Hill Road Abington, PA 19001
ORDER
AND NOW, this 1st day of July, 2016, upon consideration of the Application of Prestige Property Partners, LLC, owners of a vacant 2.55 acre property on Dreshertown Road located near the intersection with Apple-wood Drive, at a duly-advertised meeting of the Zoning Hearing Board of Upper Dublin Township, the following was GRANTED: (1)
A variance of 3 feet from Section 255-50.A to permit buildings taller than 35 feet;
(2)
A variance from Section 255-51.D. to permit parking or a circulation driveway within 30 feet of a property line or ultimate right-of-way line;
A variance from Section 255-50.1A.2.a to provide a setback from private roads and driveways of less than 20 feet from the face of curb or nearer side of sidewalk; (4) A partial variance from Section 255-50.1.A.4 to permit adjacent townhouse -units to not be offset a minimum of 4 feet; (3)
(5) A variance from Section 255-50.1.B to allow for flat roofs; (6) A variance from Section 255-50.1.B to allow for roof material other than those provided for in the Ordinance (i.e., to permit rubber or fiberglass material); (7) A variance from Section 255-50.1.B to allow each building to exceed the 35 feet height limitation up to 3 feet; (8) A variance from Section 255-50.1.B for relief fronithe requirement that a minimum of 50% of the dwelling units shall include a front door accessing onto an unenclosed front porch at a minimum depth of 6 feet and a minimum floor area of 63 square feet; (9) A variance from Section 255-50.1.A.6 and 7 where the private road is not designed to facilitate connection with a private road on an adjacent tract (Dublin Terrace) due to an intervening, existing stormwater basin and to vary from the requirement that developments provide shared access, access easements, cross easements and driveway interconnections; and (10) A variance from Section 255-50.1.D.2 to vary from the softening buffer required to be maintained along side and rear property lines pursuant to Section 212-32.F(2), but only to the extent of not placing the buffer where the proposed retaining wall will be located.
{01256352v3 }{01256352v3 }{01256352v3 }
13
MONTGOMERY COUNTY PLANNING COMMISSION
MONTGOMERY COUNTY BOARD OF COMMISSIONERS VALERIE A. ARKOOSH, MD, MPH, CHAIR KENNETH E. LAWRENCE JR., VICE CHAIR JOSEPH C. GALE, COMMISSIONER
MONTGOMERY COUNTY COURTHOUSE • PO Box 311 NORRISTOWN, PA 19404-0311 610-278-3722 FAX: 610-278-3941 • TDD: 610-631-1211
WVVW.MONTCOPA.ORG JODY L. HOLTON, AICP EXECUTIVE DIRECTOR
September 14, 2017
Richard D. Barton Community Planner and Zoning Officer Upper Dublin Township 801 Loch Alsh Avenue Fort Washington, PA 19034
Re: MCPC #14-0156-004 Plan Name: The Ruddy Tract Situate: Dreshertown Road (W)/Applewood Drive (N) Upper Dublin Township
Dear Mr. Barton: We have reviewed the above-referenced land development plan in accordance with Section 502 of Act 247, "The Pennsylvania Municipalities Planning Code," as you requested on August 22, 2017. We forward this letter as a report of our review.
BACKGROUND
The applicant has proposed a revised land development plan for the property located on Dreshertown Road north of Applewood Drive. The lot is approximately 2.6 acres and zoned within the MD Multi-Dwelling District. The revised proposal includes 14 stacked townhouse units arranged in two building rows. The previous proposal included 16 units arranged in three building rows. This office reviewed a previous version of this plan in a letter dated May 12, 2017.
RECOMMENDATION
The Montgomery County Planning Commission (MCPC) generally supports the applicant's proposal and encourage the applicant to further enhance the pedestrian network and parking area landscaping to improve the overall site amenities for residents. Our comments are as follows:
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Mr. Richard Barton
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September 14, 2017
REVIEW COMMENTS
SITE LAYOUT A. Pedestrian Connectivity 1. We commend the applicant for including painted crosswalks and ADA ramps on the revised plan. We recommend also including ADA compliant ramps for the two sidewalks that terminate in the driveway areas to the rear of the buildings which will make it easier for residents and guests in wheelchairs or pushing strollers to access the front of the buildings from the parking areas. 2.
The applicant shows the walking path terminating at the property boundary with the remainder of the walking path connecting to Dublin Terrace to be completed by others. The Township should coordinate with the applicant and any other relevant parties to ensure that the walking path is completed in its entirety.
B. Driveway Area 1. The driveways in the rear of the homes appear to be separated by striped pavement markings, as does the area behind the landscaped area to the north of the 6 unit building. To reduce impervious cover, improve stormwater management, and beautify the rear of the development, we suggest these striped areas be landscaped islands instead of striped pavement. Trees can be planted in the islands to provide shade to parked cars and add additional greenery behind the homes. The striped area in the corner of the site to the north of Units 13/14 in particular could be improved with trees and other vegetation to continue the landscaping strip on the side of the homes. The landscape strips could be edged with grass pavers instead of curbing to facilitate stormwater uptake, allow flexibility in vehicle maneuverability, and to maintain a wider turning radius around the corner of the site. If curbs are not used, a waiver may be required from Section 212-32.F(4)(d). C. Landscaping 1. The applicant is requesting a waiver from the screen buffer requirement along the northern edge of the property facing Dublin Terrace and is proposing planting 26 of the required 80 evergreen trees. The applicant is also proposing to use existing wooded vegetation to serve as the softening buffer along Dreshertown Road and along the southern property border facing Applewood Drive. The Township should coordinate with the applicant to determine if the proposed landscape buffers are satisfactory. We recommend that if the applicant cannot reasonably accommodate all of the required trees on the site, the trees should be planted at another location within the Township that could benefit from the stormwater management and beautification of additional trees. 2.
Parking lot landscaping a. The applicant has provided four trees between the walking path and the front parking area. We recommend additional plantings like lower shrubs and/or flowers to further
Mr. Richard Barton
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September 14, 2017
buffer the parking area from the walking trail. The applicant may also wish to add additional vegetation around the retaining wall/fence area to soften the appearance of the wall from the trail, as it appears there will be a significant grade difference at that location. ZONING A. Section 255-49.D(1)(c) requires a minimum distance of 40 feet between buildings taller than 35 feet. The applicant has proposed a distance of 25 feet between the two building rows. We support a reduced distance between the buildings as long as the applicant can demonstrate there is adequate distance given to provide natural light for the end units and adequate space for healthy tree growth in the landscape corridor. A zoning variance may be needed for this requirement. CONCLUSION We wish to reiterate that MCPC generally supports the applicant's proposal and encourage the inclusion of additional greenery and landscaping to the rear of the homes. Please note that the review comments and recommendations contained in this report are advisory to the municipality and final disposition for the approval of any proposal will be made by the municipality. Should the governing body approve a final plat of this proposal, the applicant must present the plan to our office for seal and signature prior to recording with the Recorder of Deeds office. A paper copy bearing the municipal seal and signature of approval must be supplied for our files. Sincerely,
Margaret Dobbs, Planner ll (610) 292-4917 [email protected] c:
Prestige Property Partners, LLC, Applicant Richard A. Stoneback, P.E., Applicant's Representative Paul A. Lenoard, Township Manager Michael J. Cover, Chair, Township Planning Commission Thomas Fountain, P.E., Township Engineer David Brooman, Esq., Township Solicitor
Attachments:
A. B.
Reduced copy of the plan Aerial photo
Mr. Richard Barton
- Appendix 1 -
September 14, 2017
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- Appendix 2 -
September 14, 2017
Aerial Photo — Tax Parcel ID 54-0005350005
The Ruddy Tract 140156004
Montgomery County Planning Commission
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WHEREAS, Prestige Property Partners, LLC ("Developer") is the equitable owner of a property located along Dreshertown Road north of Applewood Drive, comprising approximately 2.6 acres of land (the "Property"); and, WHEREAS, the Property is located in the MD-Multi-Dwelling Zoning District and designed according to the Transitional Tract Development standards of Chapter 255.46 of the Township Zoning Ordinance; and, WHEREAS, the Property will be developed pursuant to Preliminary Land Development Plans prepared by Charles E. Shoemaker, Inc., dated March 11, 2016, last revised on August 7, 2017, consisting of Sheets 1 through 20 (the "Plans"), together with a Post-Construction Stormwater Management Report, also prepared by C. E. Shoemaker Inc. dated July 7, 2017 (the "Report"), all of which are incorporated herein by reference and expressly made a part hereof; all of which are subject to revision or amendment prior to final plan submission or approval; and WHEREAS, the Developer desires to obtain preliminary land development/subdivision approval of the Plans from Upper Dublin Township in accordance with Section 508 of the Pennsylvania Municipalities Planning Code. NOW, THEREFORE, be it resolved, that Upper Dublin Township hereby grants preliminary approval of the land development as shown on the Plans subject, however, to the following conditions: 1. The WHEREAS clauses are incorporated by reference as if fully set forth herein. 2. The development shall be constructed in strict accordance with the Plans, the comments and details on the Plans, the Report, the terms and conditions of this Resolution, and the terms and conditions of a Land Development Agreement between the Developer and the Township, in a form to be approved by the Township Solicitor and entered into prior to recording of the final plans. 3. The Developer will provide security in a form acceptable to the Township Solicitor and in an amount to be agreed upon by the Township Engineer for the infrastructure improvements and landscaping shown on the Plans. 4. All utilities serving the structures proposed to be built on the Property shall be placed underground.
Resolution 17-
Ruddy Tract
5. The Township hereby approves the following waivers requested by the Developer: a. Waiver from compliance with Code Chapter 212.15.A.4, which requires 2% slopes maximum within the R-O-W. 6. The Developer shall comply with all conditions set forth in the review letter of the Township Engineer, Tom Fountain, dated September 13, 2017, except as modified herein and/or as modified as part of final land development/subdivision approval. a. With respect to Comments #2, #3, and #13 of the letter, the applicant agrees to construct improvements along the frontage of the property as may be required by PennDOT, subject to review and approval from the Township Traffic Engineer and Township Engineer. b. With respect to Comments #6, #7, and #8, these comments are not applicable. The applicant has obtained the variance relief required by the Township Zoning Officer. 7. The Developer shall comply with all conditions set forth in the review letter of the Township Lighting Consultant, Stubbe Consulting, dated August 31, 2017, except as modified herein and/or as modified as part of final land development/subdivision approval. 8. The Developer shall comply with all conditions set forth in the review letter of the Township Landscape Consultant, LandConcepts, dated September 18, 2017, except as modified herein and/or as modified as part of final land development/subdivision approval. 9. The Developer shall comply with all conditions set forth in the review letter of the Township Fire Services Department, except as modified herein and/or as modified as part of final land development/subdivision approval. 10. Developer shall provide to the Township Engineer for his approval the legal descriptions for the open space areas, easements, rights of way, walking trails and the internal roads prior to the Plans being recorded. 11. The Developer shall offer in recordable form, subject to the approval of the Township Solicitor, a Declaration of Covenants and Restrictions binding all of the units in the development to the development plan, prohibiting the subdivision of the tract into a greater number of lots, and creating a Homeowners Association for the perpetual maintenance of the open space, the trails, roadways, rights-of-way, any retaining walls, streetlights, snow plowing, trash and recycling pickup, the curbs and the stormwater management facilities. In addition, the Association will be responsible for maintenance and repair of all improvements, both above grade and subsurface, along Dreshertown Road, if said improvements are not maintained by PennDOT. 12. All roadways within the Development shall be undedicated, to be owned and maintained by a duly established non-profit corporation comprised of all unit owners within the Development ("HOA"). 13. The Developer and thereafter the HOA shall be responsible for providing services in the nature of but not limited to: snow removal, street and driveway maintenance, trail and sidewalk maintenance, recycling, street lighting, stormwater management and trash removal, it being 2
Resolution 17-__
Ruddy Tract
understood that Upper Dublin Township will not be providing municipal services in the nature of those services to be provided by the HOA. 14. Developer shall construct the buildings, improvements, public and private common areas, facades, exteriors, balconies, windows, exactly as depicted on the proposed renderings and elevations dated May 26, 2016. No changes to these renderings can be made unless reviewed and accepted by the Township Engineer, except modifications that may be required to become compliant with Design Standards and requirements of the MD District-Transitional Tracts. 15. Developer shall make an open space contribution to Upper Dublin Township in the amount of One Thousand, Five Hundred Dollars ($1,500.00) per home or dwelling unit, as required by Ordinance No. 1111, as adopted by Upper Dublin Township on July 8, 2003, Chapter 110-13(d) of the Township Code. Payment shall be made on a per home/dwelling unit basis, payable to Upper Dublin Township, at the time of Building Permit application. 16. The cost of accomplishing, satisfying and meeting all of the terms, conditions and requirements of the Plans, notes to the Plans and the Land Development Agreement shall be borne entirely by the Developer and shall be at no cost to the Township. 17. Consistent with Section 509(b) of the Pennsylvania Municipalities Planning Code (as amended), the payment of all applicable fees and the funding of all escrows under the Land Development Agreement, and as required by the Upper Dublin Township Code, must be accomplished within ninety (90) days from the date of this Resolution unless a written extension is granted by Upper Dublin Township. Until such time as the applicable fees and contributions have been paid, the escrow is fully funded, the security provided and the Land Development Agreement executed, the final plat or record plan shall not be signed or recorded. In the event that the fees have not been paid and the escrow has not been funded within ninety (90) days of this Resolution (or any written extension thereof), this contingent subdivision approval shall expire and be deemed to have been revoked. Approved by the Board of Commissioners of Upper Dublin Township this 14th day of November, 2017.
UPPER DUBLIN TOWNSHIP
By: ______________________________ IRA S. TACKEL, President ATTEST:
___________________________________ PAUL A. LEONARD, Township Manager/Secretary
3
COMMISSIONERS OF UPPER DUBLIN TOWNSHIP CODE ENFORCEMENT DEPARTMENT To:
Board of Commissioners, Planning Commission, Paul Leonard, David Brooman, Tom Fountain, Timothy Schuck, Cheryl Knight (EPAB), Rick Collier, Stan Stubbe, Jack Smyth, Maggie Dobbs (MCPC), Nearby property owners
From:
Richard D. Barton, Community Planner and Zoning Officer
Date:
August 18, 2017 Ruddy Tract Prestige Property Partners, LLC Dreshertown Road UD #14-06
Subject:
Prestige Property Partners has submitted a revised preliminary land development plan for the 2.6 acre Ruddy tract on Dreshertown Road north of Applewood Drive and adjacent to the Dublin Terrace apartments. The vacant site backs up to the Norfolk Southern railroad line and is zoned MD Multi-Dwelling. The number of dwelling units has been reduced from 16 to 14 "stacked townhouses", designed according to Zoning Code Section 255-50.1, Multiple Dwelling Development on Transitional Tracts. Variances were granted in connection with the plan by the Zoning Hearing Board on July 1, 2016 (copy attached). The preliminary plans by Charles E. Shoemaker, Inc. revised August 7, 2017 are scheduled for review during the following public meetings at the Township Building — 801 Loch Alsh Avenue, Fort Washington: • Environmental Protection Advisory Board — Tuesday, September 5 at 7:00 PM • Planning Commission — Tuesday, September 19 at 7:00 PM
C:
Prestige Property Partners, LLC c/o Jim D 'Angelo 1126 Horsham Road Maple Glen, PA 19002
Richard A. Stoneback, PE c/o Charles E. Shoemaker, Inc. 1007 Edge Hill Road Abington, PA 19001
ORDER
AND NOW, this 1st day of July, 2016, upon consideration of the Application of Prestige Property Partners, LLC, owners of a vacant 2.55 acre property on Dreshertown Road located near the intersection with Apple-wood Drive, at a duly-advertised meeting of the Zoning Hearing Board of Upper Dublin Township, the following was GRANTED: (1)
A variance of 3 feet from Section 255-50.A to permit buildings taller than 35 feet;
(2)
A variance from Section 255-51.D. to permit parking or a circulation driveway within 30 feet of a property line or ultimate right-of-way line;
A variance from Section 255-50.1A.2.a to provide a setback from private roads and driveways of less than 20 feet from the face of curb or nearer side of sidewalk; (4) A partial variance from Section 255-50.1.A.4 to permit adjacent townhouse -units to not be offset a minimum of 4 feet; (3)
(5) A variance from Section 255-50.1.B to allow for flat roofs; (6) A variance from Section 255-50.1.B to allow for roof material other than those provided for in the Ordinance (i.e., to permit rubber or fiberglass material); (7) A variance from Section 255-50.1.B to allow each building to exceed the 35 feet height limitation up to 3 feet; (8) A variance from Section 255-50.1.B for relief fronithe requirement that a minimum of 50% of the dwelling units shall include a front door accessing onto an unenclosed front porch at a minimum depth of 6 feet and a minimum floor area of 63 square feet; (9) A variance from Section 255-50.1.A.6 and 7 where the private road is not designed to facilitate connection with a private road on an adjacent tract (Dublin Terrace) due to an intervening, existing stormwater basin and to vary from the requirement that developments provide shared access, access easements, cross easements and driveway interconnections; and (10) A variance from Section 255-50.1.D.2 to vary from the softening buffer required to be maintained along side and rear property lines pursuant to Section 212-32.F(2), but only to the extent of not placing the buffer where the proposed retaining wall will be located.
{01256352v3 }{01256352v3 }{01256352v3 }
13
MONTGOMERY COUNTY PLANNING COMMISSION
MONTGOMERY COUNTY BOARD OF COMMISSIONERS VALERIE A. ARKOOSH, MD, MPH, CHAIR KENNETH E. LAWRENCE JR., VICE CHAIR JOSEPH C. GALE, COMMISSIONER
MONTGOMERY COUNTY COURTHOUSE • PO Box 311 NORRISTOWN, PA 19404-0311 610-278-3722 FAX: 610-278-3941 • TDD: 610-631-1211
WVVW.MONTCOPA.ORG JODY L. HOLTON, AICP EXECUTIVE DIRECTOR
September 14, 2017
Richard D. Barton Community Planner and Zoning Officer Upper Dublin Township 801 Loch Alsh Avenue Fort Washington, PA 19034
Re: MCPC #14-0156-004 Plan Name: The Ruddy Tract Situate: Dreshertown Road (W)/Applewood Drive (N) Upper Dublin Township
Dear Mr. Barton: We have reviewed the above-referenced land development plan in accordance with Section 502 of Act 247, "The Pennsylvania Municipalities Planning Code," as you requested on August 22, 2017. We forward this letter as a report of our review.
BACKGROUND
The applicant has proposed a revised land development plan for the property located on Dreshertown Road north of Applewood Drive. The lot is approximately 2.6 acres and zoned within the MD Multi-Dwelling District. The revised proposal includes 14 stacked townhouse units arranged in two building rows. The previous proposal included 16 units arranged in three building rows. This office reviewed a previous version of this plan in a letter dated May 12, 2017.
RECOMMENDATION
The Montgomery County Planning Commission (MCPC) generally supports the applicant's proposal and encourage the applicant to further enhance the pedestrian network and parking area landscaping to improve the overall site amenities for residents. Our comments are as follows:
MI
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Mr. Richard Barton
-9 -
September 14, 2017
REVIEW COMMENTS
SITE LAYOUT A. Pedestrian Connectivity 1. We commend the applicant for including painted crosswalks and ADA ramps on the revised plan. We recommend also including ADA compliant ramps for the two sidewalks that terminate in the driveway areas to the rear of the buildings which will make it easier for residents and guests in wheelchairs or pushing strollers to access the front of the buildings from the parking areas. 2.
The applicant shows the walking path terminating at the property boundary with the remainder of the walking path connecting to Dublin Terrace to be completed by others. The Township should coordinate with the applicant and any other relevant parties to ensure that the walking path is completed in its entirety.
B. Driveway Area 1. The driveways in the rear of the homes appear to be separated by striped pavement markings, as does the area behind the landscaped area to the north of the 6 unit building. To reduce impervious cover, improve stormwater management, and beautify the rear of the development, we suggest these striped areas be landscaped islands instead of striped pavement. Trees can be planted in the islands to provide shade to parked cars and add additional greenery behind the homes. The striped area in the corner of the site to the north of Units 13/14 in particular could be improved with trees and other vegetation to continue the landscaping strip on the side of the homes. The landscape strips could be edged with grass pavers instead of curbing to facilitate stormwater uptake, allow flexibility in vehicle maneuverability, and to maintain a wider turning radius around the corner of the site. If curbs are not used, a waiver may be required from Section 212-32.F(4)(d). C. Landscaping 1. The applicant is requesting a waiver from the screen buffer requirement along the northern edge of the property facing Dublin Terrace and is proposing planting 26 of the required 80 evergreen trees. The applicant is also proposing to use existing wooded vegetation to serve as the softening buffer along Dreshertown Road and along the southern property border facing Applewood Drive. The Township should coordinate with the applicant to determine if the proposed landscape buffers are satisfactory. We recommend that if the applicant cannot reasonably accommodate all of the required trees on the site, the trees should be planted at another location within the Township that could benefit from the stormwater management and beautification of additional trees. 2.
Parking lot landscaping a. The applicant has provided four trees between the walking path and the front parking area. We recommend additional plantings like lower shrubs and/or flowers to further
Mr. Richard Barton
-3 -
September 14, 2017
buffer the parking area from the walking trail. The applicant may also wish to add additional vegetation around the retaining wall/fence area to soften the appearance of the wall from the trail, as it appears there will be a significant grade difference at that location. ZONING A. Section 255-49.D(1)(c) requires a minimum distance of 40 feet between buildings taller than 35 feet. The applicant has proposed a distance of 25 feet between the two building rows. We support a reduced distance between the buildings as long as the applicant can demonstrate there is adequate distance given to provide natural light for the end units and adequate space for healthy tree growth in the landscape corridor. A zoning variance may be needed for this requirement. CONCLUSION We wish to reiterate that MCPC generally supports the applicant's proposal and encourage the inclusion of additional greenery and landscaping to the rear of the homes. Please note that the review comments and recommendations contained in this report are advisory to the municipality and final disposition for the approval of any proposal will be made by the municipality. Should the governing body approve a final plat of this proposal, the applicant must present the plan to our office for seal and signature prior to recording with the Recorder of Deeds office. A paper copy bearing the municipal seal and signature of approval must be supplied for our files. Sincerely,
Margaret Dobbs, Planner ll (610) 292-4917 [email protected] c:
Prestige Property Partners, LLC, Applicant Richard A. Stoneback, P.E., Applicant's Representative Paul A. Lenoard, Township Manager Michael J. Cover, Chair, Township Planning Commission Thomas Fountain, P.E., Township Engineer David Brooman, Esq., Township Solicitor
Attachments:
A. B.
Reduced copy of the plan Aerial photo
Mr. Richard Barton
- Appendix 1 -
September 14, 2017
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- Appendix 2 -
September 14, 2017
Aerial Photo — Tax Parcel ID 54-0005350005
The Ruddy Tract 140156004
Montgomery County Planning Commission
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