ENGINEER'S COMMENTS
ENGINEER CHUCK LEE OBJECTOR TO PINNACLE IN 2000
CRITICAL SLOPES IN SPRINGFIELD ORDINANCE: It is a Critical Area and within Critical area, critical slope is part of critical area. Also under the critical area, you have wet lands and stream encroachment, the other sensitive areas, that makes it part of the Critical Area. So Critical Slope is just part of the definition for Critical Area in Springfield Township. In this township anything with slopes over 15% grades is considered Critical Slope Areas.
SIGNIFICANCE OF CRITICAL AREAS FROM PLANNING & ENGINEERING:
Critical Slope Areas are sensitive slope areas, they are sensitive areas just like wetlands are sensitive, stream-flood planes are sensitive. Steep slopes are also sensitive areas and want to protect them because sensitive areas and steep slope sensitive areas have sensitive vegetations, which you want to protect. There is erosion problems, if you disturb them you will increase the erosion of the slope, so typically you want to protect them and try not to disturb them because Mother Nature does a very good job in stabilizing it and man-made structures generally does not have as much integrity as Mother Nature offers.
LOT 26 & 27 BLOCK 1105: On this property we are dealing with some Super Critical Slope Areas. Besides 15% grade slopes on this site you have 80% not 90% in some areas 100% grade slopes. 100% grade means it is one to one or 45 degree angel and we have those slopes around here. Residents of Baltusrol Way are close to 100% grade Critical Slope Areas. Some 100% slopes right along the areas in front of Wilson Rd.
HEIGHT OF THE BUILDING AS PER SPRINGFIELD ORDINANCE: The building height in accordance with this ordinance is measured from the highest point of the building to the ground elevation on the bottom of the building wall. Front lot line in accordance with this ordinance is the line that follows the right of way of the street that the lot fronts on. In the case of Lot 26 & 27 Block 1105 will be Shunpike Rd. and Wilson Rd. So that right of way line will be the front lot line and the front set back will be measured off that right of way line from Shunpike Rd. and Wilson Rd.
Right of line is not the front yard is not in this courtyard area that the applicant proposes to construct. Bottom of the Retaining Wall to the Top of the Building will be the Height. “For K & K Developers it will be vertical 90 feet with this formula.”
DRIVEWAY TO THE PROPOSED PROJECT: It will be very difficult to drive uphill at 12% slope and negotiating very closely along that curve that has a very steep embankment to the right and the Retaining Wall on the left. The driver may not be able to see too far ahead of him as to cars or pedestrians coming down the Hill. For emergency vehicles like Fire trucks or School Buses or things of that nature it will create substantial hazardous conditions in the sense that the driver may have to make a sudden stop in order to avoid a vehicle coming down. He may have to proceed very slowly, cautiously and coming up a 12% slope a heavy vehicle such as fire truck or school bus may not be able to regain his speed to negotiate Up the Hill again, so that’s why I’m little concerned. K & K DEVELOPERS, INC. & ZYGMUNT WILF ‘S PROPOSED DRIVEWAY HAS 14% SLOPE.
SAFETY OF THE PROJECT ON CRITICAL SLOPES: A Project which is 40% on critical slopes disrupts so much of Critical Areas with its Structures and Retaining Walls can not be safe. May lead to erosion and deterioration of the site.
CHUCK LEE WAS APPEARING ON BEHALF OF COUNCIL BRUCE PITMAN
CRITICAL SLOPES IN SPRINGFIELD ORDINANCE: It is a Critical Area and within Critical area, critical slope is part of critical area. Also under the critical area, you have wet lands and stream encroachment, the other sensitive areas, that makes it part of the Critical Area. So Critical Slope is just part of the definition for Critical Area in Springfield Township. In this township anything with slopes over 15% grades is considered Critical Slope Areas.
SIGNIFICANCE OF CRITICAL AREAS FROM PLANNING & ENGINEERING:
Critical Slope Areas are sensitive slope areas, they are sensitive areas just like wetlands are sensitive, stream-flood planes are sensitive. Steep slopes are also sensitive areas and want to protect them because sensitive areas and steep slope sensitive areas have sensitive vegetations, which you want to protect. There is erosion problems, if you disturb them you will increase the erosion of the slope, so typically you want to protect them and try not to disturb them because Mother Nature does a very good job in stabilizing it and man-made structures generally does not have as much integrity as Mother Nature offers.
LOT 26 & 27 BLOCK 1105: On this property we are dealing with some Super Critical Slope Areas. Besides 15% grade slopes on this site you have 80% not 90% in some areas 100% grade slopes. 100% grade means it is one to one or 45 degree angel and we have those slopes around here. Residents of Baltusrol Way are close to 100% grade Critical Slope Areas. Some 100% slopes right along the areas in front of Wilson Rd.
HEIGHT OF THE BUILDING AS PER SPRINGFIELD ORDINANCE: The building height in accordance with this ordinance is measured from the highest point of the building to the ground elevation on the bottom of the building wall. Front lot line in accordance with this ordinance is the line that follows the right of way of the street that the lot fronts on. In the case of Lot 26 & 27 Block 1105 will be Shunpike Rd. and Wilson Rd. So that right of way line will be the front lot line and the front set back will be measured off that right of way line from Shunpike Rd. and Wilson Rd.
Right of line is not the front yard is not in this courtyard area that the applicant proposes to construct. Bottom of the Retaining Wall to the Top of the Building will be the Height. “For K & K Developers it will be vertical 90 feet with this formula.”
DRIVEWAY TO THE PROPOSED PROJECT: It will be very difficult to drive uphill at 12% slope and negotiating very closely along that curve that has a very steep embankment to the right and the Retaining Wall on the left. The driver may not be able to see too far ahead of him as to cars or pedestrians coming down the Hill. For emergency vehicles like Fire trucks or School Buses or things of that nature it will create substantial hazardous conditions in the sense that the driver may have to make a sudden stop in order to avoid a vehicle coming down. He may have to proceed very slowly, cautiously and coming up a 12% slope a heavy vehicle such as fire truck or school bus may not be able to regain his speed to negotiate Up the Hill again, so that’s why I’m little concerned. K & K DEVELOPERS, INC. & ZYGMUNT WILF ‘S PROPOSED DRIVEWAY HAS 14% SLOPE.
SAFETY OF THE PROJECT ON CRITICAL SLOPES: A Project which is 40% on critical slopes disrupts so much of Critical Areas with its Structures and Retaining Walls can not be safe. May lead to erosion and deterioration of the site.
CHUCK LEE WAS APPEARING ON BEHALF OF COUNCIL BRUCE PITMAN
posted by Citizens For Democracy at 6:11 PM
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