Christopher Leswing, PP, AICP, Assistant Director, Planning. SUBJECT: SECOND STAGE PLAN 706 Pennstone Road, Bryn Mawr, SD# 3758L2, Ward 11.

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1 4. September 9, 2016 TO: FROM: Planning Commission Members Christopher Leswing, PP, AICP, Assistant Director, Planning SUBJECT: SECOND STAGE PLAN 706 Pennstone Road, Bryn Mawr, SD# 3758L2, Ward 11. Proposal The applicant, Kevin Steckel, is seeking Second Stage Plan approval for the following: Construction of a new single family detached dwelling with a 2,850 sq. ft. footprint and a patio. The proposal is illustrated on the attached plan set that consists of three sheets dated January 12, 2016, last revised May 10, 2016, prepared by RKW Engineering Services. The plan set also contains unattributed architectural elevations dated May 28, Property Description & Background On April 20, 2016 the Board of Commissioners approved a subdivision of the existing 1.9-acre lot at 708 Pennstone Road, which created the subject property. Second Stage Plan review was required because the lot is heavily wooded and contains many mature trees. The property is situated along Pennstone Road just south of the intersection of Woodleave Road. The property contains a large gazebo that is proposed to be removed. The property is wooded and a portion of Mill Creek and its associated floodplain traverses the rear of the property. A Township owned sanitary sewer line and associated 30 foot easement also traverses the rear of the property. The property is bound on all sides by other single family detached homes. The bulk, area and setback requirements for the existing and proposed conditions are detailed below: R2 Zoning District Standards Proposed Lot 2 Minimum Net Lot Area 18,000 sq. ft. 32,349 sq. ft. (.7 acres) Minimum Lot Width Minimum Front Yard 40 >40 Minimum Side Yard 12 & 35 agg. 47 & 100 agg. Minimum Rear Yard Maximum Building Height Maximum Building Area 18% 2,850 sq. ft. (11.3%) Maximum Impervious Surface 24% 6,340 sq. ft. (19.6%) Issues 1. Architectural Elevations A condition of the Subdivision Plan required that the design and exterior materials of the new home be complementary to the existing neighborhood. The Township s Historic Preservation Planner 1

2 inventoried the homes located along this section of Pennstone Road and noted that almost all of the homes are constructed of either stone with a combination of clapboard or siding. The applicant has submitted a plan showing a revival style house with three projecting bays along the front facade. The house is shown with horizontal siding along all elevations and a side loaded, three car garage. The plans do not identify specific materials for the proposed home but states that, The masonry and sidewall materials will be complementary to the existing neighborhood. The possible materials that are prevalent in the neighborhood include stone, shingles, clapboard, brick and stucco. Staff does not agree that stucco and shingles are primary building materials in the neighborhood and therefore has included a condition that the house shall be constructed as shown on the plans provided, with the use of horizontal siding and stone along the front and rear. Staff has also included a condition requiring the applicant to utilize cementitious siding materials, as opposed to vinyl siding. Additionally, staff has included a condition requiring the window arrangement to be substantially as shown in the submitted plans. If the arrangement cannot be maintained, then the applicant should consider implementing the following standards: Similarly, proportioned windows on different stories shall be vertically aligned at the centerline where possible. Windows with muntins must have separations that, if other than square, are larger in height than width. Windows with muntins should have true or simulated divided lights with exterior muntins. Sash windows shall diminish in size on upper floors. Rhythm of window openings should be consistent and not leave large blank spaces on any exterior wall. 2. Landscape Plan The following condition of approval was imposed on the Preliminary Subdivision Plan: The applicant shall work with staff to minimize the impact to and removal of existing vegetation. This shall be fully evaluated with the Second Stage Plan review. Staff notes that the current proposal shows the removal of 24 existing trees whereas the landscape plan submitted with the subdivision plan showed the removal of 34 trees. Staff has included a condition requiring the location of the utility services and stormwater facilities to be shifted if/as directed by the Township Arborist and Planning staff if it is determined that additional trees can be preserved by the changes. 3. Waivers The applicant has requested the following waiver: Natural Features Code Section 101-5B(2), to disturb or remove vegetation occupying environmentally sensitive areas. Staff supports the waiver provided that the applicant demonstrates to the satisfaction of the Township Engineer that there is no alternative location for the utility services and stormwater facilities. 2

3 Staff notes that the following waivers were granted with the Subdivision Plan approval: Subdivision & Land Development Code Section , to create a lot line that is not at a right angle to or radial to the right of way. Subdivision & Land Development Code Section a, to defer the installation of sidewalks along Pennstone Road. 3

4 RECOMMENDED CONDITIONS OF APPROVAL Pennstone Road, Bryn Mawr, Lot 2, Ward 11, SD# A Expiration Date N/A...Zoning R2 Consider a Second Stage Plan prepared by RKW Engineering Services, Inc. dated January 12, 2016, last revised May 10, 2016, showing the construction of a new single family dwelling on Lot 2. The following conditions shall be complied with prior to the issuance of any permits by means of plan revision, completion or financial guarantee, unless specifically exempted. The plan is referred to the Planning Commission with attention called to the following conditions: Township Engineer s Review: 1. The Township Engineer s review letter dated September 6, 2016 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with the conditions of approval set forth below. Architecture: 2. The mean grade of the structure shall be calculated and shown on the plan. The architectural plans shall be coordinated with and shall comply with the grading proposed with this application. 3. The front and side elevations of the house shall be constructed substantially as shown on the unattributed plans dated May 28, 2016, including the use of stone and horizontal siding. The proposed window arrangement shall be maintained. If the arrangement cannot be maintained, the applicant shall consider implementing the following standards: Similarly proportioned windows on different stories shall be vertically aligned at the centerline where possible. Windows with muntins must have separations that, if other than square, are larger in height than width. Windows with muntins should have true or simulated divided lights with exterior muntins. Sash windows shall diminish in size on upper floors. Rhythm of window openings should be consistent and not leave large blank spaces on any exterior wall. 4. The applicant shall utilize cementitious siding material. 5. The specific materials to be used on the exterior of the new home shall be listed on the architectural elevations. 1

5 6. The applicant shall utilize the services of an architectural salvage or deconstruction company, to preserve or recycle building materials on the existing gazebo. The applicant shall provide documentation to planning staff indicating how this condition will be met. Landscape Plan: 7. The wooded lot calculations, including the number, size, species and location of compensatory trees, shall be subject to the approval of the Township Arborist. 8. The proposed location of the utility services and stormwater facilities shall be shifted if/as directed by the Township Arborist and Planning Staff. Stormwater Management: 9. In accordance with the conditions of the subdivision, the top of berm along the western edge of the temporary basin shall be revised to be set at elevations Spot elevations and flow direction arrows shall be added to clarify the grading. Construction Details: 10. All construction-related vehicles shall be parked on site or at a remote site not in the neighborhood. No construction-related vehicles may park on the street. This includes vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project. 11. Concrete apron shall be indicated at the new driveway access location. Utilities: 12. The location of the gas service shall be shown to terminate at the main. 13. The location of the water main shall be shown and the size shall be labeled on the plan. The water service shall be shown to the main. 14. The existing sanitary manhole invert elevations on the plan shall be shown. The invert elevation of the sanitary lateral connection to the main shall be indicated. 15. The location of all transformers and utility boxes shall be shown on the final plan. Standard Conditions of Approval: 16. The new home shall have an approved address number, building number or approved building identification placed in a position that is plainly legible and visible from the street or road fronting on the property. The address numbers shall be a minimum of four (4) inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm). 17. A copy of the revised plan shall be submitted with any changes highlighted. A letter shall also be provided with the revised plan indicating how each requested revision has been addressed in the re-submission. Meeting September 12, 2016

6 18. The owner shall make payment of fees and expenses of the Township s professional consultants who perform services on behalf of the Township with respect to these plans and the work contemplated thereunder and will establish and maintain with the Township those escrows for the payment of such fees required by Township Code. Owner agrees that any statement from the Township for such fees which remain unpaid for a period of 30 days may be recorded against the property as a municipal lien. 19. The owner shall make payment of the Township Engineer s inspection fees within 30 days of presentation. A penalty of 1.5% per month will be due for late payments from the date of presentation. If any shares are not paid within 60 days of presentation, the Township may elect to suspend any outstanding permits until all pending charges are settled. 20. The property owner(s) shall comply with all federal, state, county and applicable Lower Merion Township ordinances and laws regardless of specific mention herein. In addition, the application requires the following waivers: Natural Features Code Section 101-5B(2), to disturb or remove vegetation occupying environmentally sensitive areas. I, Kevin Steckel, applicant for SD# 3758L2, do hereby accept the recommended Conditions of Approval as listed for the property at 706 Pennstone Road. Kevin Steckel Date Meeting September 12, 2016

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12 9'-0" 11'-4" 17' " 9'-0" PRIVATE RESIDENCE BRYN MAWR, PA 11'-4" 17' "

13 9'-0" 11'-4" 17' " 9'-0" PRIVATE RESIDENCE BRYN MAWR, PA 11'-4" 17' "