Consider for recommendation to the Board of Commissioners approval of a Preliminary Subdivision Plan. The Plan is dated June 19, 2017, last revised November 16, 2017 prepared by RKW Engineering Services, Inc. and shows the subdivision of a 76,922 sq. ft. lot into two new lots of 37,869 sq. ft. (Lot 1) and 39,053 sq. ft. (Lot 2). The existing home is shown to remain on Lot 1 and a new single family detached dwelling is proposed for Lot 2. 

Expiration Date – 12/31/2017…………………........,.…….............................................Zoning – R-1

Applicant: Benjamin Gross

Applicant's Representative: Frederic M. Wentz, Esquire, McGrory Wentz LLP

Property Owner: Rachel and Benjamin Gross

The application requires the following relief as recommended by the Planning Commission:

• Subdivision & Land Development Code Section 135-35A.3, Irregular Lots, to create a lot  line that is not at a right angle or radial to the right of way.

• Natural Features Conservation Code Section 101-5.C.2. a & b, to disturb slopes greater    than 15% on Lot 2.

•  Subdivision & Land Development Code Section 135-28, to not construct sidewalks along St. Georges Road or the private portion of Llanfair Road.

The following conditions shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. On Monday, December 4, 2017 the Planning Commission recommended approval subject to the following conditions:

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated November 24, 2017 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval.

Second Stage Plans/Architectural Elevations:

2.     The project architect shall conduct a survey of the existing homes in the neighborhood to gain a better understanding of the defining characteristics of the homes prior to designing a proposed home for Lot 2.

3.     The applicant shall work with staff on the design of the proposed home on Lot 2 to ensure that it is compatible with the mass, form and scale of homes in the existing neighborhood, including materials and garage doors.

4.     Second Stage Plan approval shall be obtained from the Planning Commission and Board of Commissioners for the proposed home and other improvements on Lot 2 prior to the issuance of any permits. Detailed architectural elevations of all four sides of the proposed home including materials, shall be submitted with the Second Stage Plan application.

5.   No permits shall be issued for Lot 2 until the home on Lot 1 is sold, released or occupied by the current owner.

6.  Should the existing home on Lot 1 be demolished, Second Stage Plan approval for a proposed home and other improvements shall be obtained from the Planning Commission and the Board of Commissioners prior to the issuance of any permits. Detailed architectural elevations of all four sides of the proposed home including materials, shall be submitted with the Second Stage Plan application.

Landscape Plan:

7.     The applicant shall consider alternative house footprints and layouts to preserve additional mature trees on Lot 2 including relocating some or all the proposed stormwater management to beneath the driveway.

8.     The required riparian buffer shall be shown on the landscape plan.

9.     Native plant material shall be provided to the greatest extent feasible.

10.  Since a perennial or intermittent stream passes through the site, a stream buffer must be maintained to a minimum of ten (10’) feet to either side of the top-of-bank of the channel.  The buffer area shall provide appropriate native vegetation. Appendix H of the Pennsylvania Handbook of Best Management Practices for Developing Areas shall be used for the plant list. The Planning Department and the Township Arborist must approve the buffer planting if/as required.

11.  The wooded lot calculations shall be based upon the total lot area of the existing lot prior to subdivision.

12.  A revised landscape plan, complying with Natural Features Code Sections 101-9 and 101-5B, 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

Stormwater Management:

13.  The applicant shall design and install adequate erosion control measures in the vicinity of the overflow near the inlet close to St. George’s Road adjacent to the common property line with 138 Anton Road as required by the Township to adequately stabilize the bank.

14.  The location of existing storm piping from the inlet shown on the plan near the structure on Lot 1 shall be clarified. The structure labeled “M.H.” on proposed Lot 2 shall be clarified as to use and disposition.

15.  Inlet No. 4 shall be graded in a twelve (12”) inch sump condition to increase the efficiency of runoff collection. Spot elevations shall be added to the plan to clarify grading.

16.  Jute netting and seed shall be specified for the side slopes of the temporary basin. These areas shall be delineated with shading on the plan. Spot elevations shall be added to the temporary basins to clarify grading.

17.  Inlet protection shall be provided for all existing inlets downgrade of earth disturbance and for all proposed inlets until final stabilization of the site is achieved. A detail shall be provided that is consistent with Township standards.

18.  The berm on the temporary basin shall be raised to provide one (1) foot of freeboard above the maximum flow elevation in the spillway. The spot elevations on the plan view shall correspond to the elevations on the detail.  

Existing House:

19.  The notes on sheet 2 of the plan set that reads “To be removed” in reference to the existing house and detached garage shall be removed from the plan.

Utilities:

20.  The applicant shall investigate relocating the utility pole on Lot 2 to the adjacent property at 138 Anton Road.

21.  The active sanitary sewer lateral serving the existing home at 146 Anton Road which crosses proposed Lot 2 shall be relocated or removed from proposed Lot 2 by agreement with the owner of 146 Anton Road and/or by a court order. No building permits shall be issued and the Final Plan shall not be recorded without the sanitary lateral being removed. Escrow for the relocation shall be posted prior to recording the Final Plan.

22.  It shall be clearly noted on the plans where the existing utilities are to be disconnected, sealed and/or removed.

23.  The water service for Lot 2 shall be shown all the way to the proposed structure.

24.  A minimum isolation distance of ten (10) feet shall be dimensioned on the plan between the sanitary lines and the water services.

Construction Details:

25. The applicant shall work with the Township to install sidewalks on St. Georges Road but not on the private section of Llanfair Road.

26.  Prior to construction the applicant shall document the existing conditions of Llanfair Road. The applicant shall be required to place funds in escrow sufficient to repair damage to the private portion of Llanfair Road caused by construction.

27. 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 personal vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project. 

28.  A detail of the boulder and other retaining walls shall be provided. Calculations shall be provided for wall heights exceeding four (4) feet. Top of wall and bottom of wall elevations shall be added to clarify the design.

29.  The final design of the stair tread, riser and railings shall comply with the applicable Building Code. This requirement shall be noted on the plan.

30.   A fill material stockpile location shall be provided. Silt fencing shall be shown around the soil stockpiles.

31.  A cross section detail of the proposed patio shall be provided on the plan.

32.  Dimensions of the proposed drive widths on Lot 1 shall be provided on the plan to better define the impervious limits.

33.  The length of the existing and proposed driveway openings at the cartway shall be dimensioned on the Grading Plan. The plan shall note that the driveway to cartway edge shall be properly sealed. 

Standard Plan Items:

34.  The average lot slope calculations shown on Sheet 2 shall be removed as they no longer apply to the lot line shown.

35.  A perimeter description for both properties shall be provided with the Final Plan.

36.  The referenced vertical datum shall be shown on the plan and shall conform to the Township datum.

37.  All existing structures to remain shall be clearly noted on the Existing Conditions Plan. The areas of paving to be removed shall be indicated.

Standard Conditions of Approval:

38.  An outdoor lighting plan, sealed by a responsible design professional, that includes illuminance patterns shall be submitted to and approved by the Director of the Building and Planning Department prior to issuance of any permits. The location, luminaire type, wattage, means of control and pole height shall be indicated. Lighting shall be designed to minimize the off-site transmission of light, to shield the source of illumination and to prevent glare on adjacent properties. Exterior luminaires shall be full cut-off unless it can be demonstrated that cut-off luminaires are more appropriate and will result in less off-site light trespass.

39.  The lighting plan shall be designed to comply with the 2009 IECC or the 2007 ASHRAE Standard 90.1.  

40.  Any changes to the approved plans shall require the submission of an as-built plan prior to the issuance of a Certificate of Occupancy. Building and Planning staff can waive this requirement if the changes are determined to be insignificant.

41.  New and existing buildings shall have approved address numbers, building numbers 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).

42.  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.

43.  The Final Plan, complying with all conditions of approval, shall be filed with the Department of Building and Planning within twelve (12) months from the date of the Preliminary Plan approval.

44.  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.

45.  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.

46.  The property owner(s) shall comply with all applicable federal, state, county, local and Lower Merion Township ordinances and laws regardless of specific mention herein.