Consider for approval a Preliminary Subdivision Plan. The plan prepared by Momenee, Inc. dated January 19, 2018, last revised April 16, 2018 shows the subdivision of a .5-acre lot into two new lots and the construction of two, new single family detached dwellings served by a common driveway. 

The application requires the following relief as recommended by the Building & Planning Committee: 

A.    Subdivision & Land Development Code Section 135-35A, to allow lots whose depth is greater than 2.5 times their width. 

B.    Natural Features Code Section 101-5.C, to grade in slopes 25% and greater.

Expiration Date: 5/31/2018.............................................................................................Zoning - R-5

Applicant: Tony Rufo, TR-Suburban LP

Applicant's Representative: Greg Davis, Esquire, Saul Ewing

Property Owner: TR-Suburban LP

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. On Wednesday, May 9, 2018, the Building & Planning Committee recommended approval subject to the following conditions: 

Township Engineer’s Review:

1.     The Township Engineer’s review letter dated April 27, 2018 shall be incorporated by reference into these conditions of approval.

Landscape Plan:

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

3.     The applicant shall provide native or non-invasive adapted plant species on the Landscape Plan.

4.     The wooded lot calculations shall be subject to the approval of the Township Arborist. The total number of trees removed and impacted by the proposed construction shall be listed.

5.     The applicant shall consult with the Shade Tree Commission on the selection of the proposed street trees.

Architecture:

6.     The proposed homes shall be constructed substantially as shown on the architectural elevations prepared by F.L. Bissinger dated November 16, 2017, last revised March 15, 2018, with the exception of any changes required by these conditions of approval. 

7.     The mean grade of the structures 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.

Sidewalks:

8.     A five-foot-wide sidewalk shall be installed along the frontage of 310, 312 and 314 River Road.

Utilities:

9.     The applicant shall settle any outstanding property sewer connections or other miscellaneous liens held by the Township that apply to the lots under his control.

10.     The location of all existing utilities shall be shown on the plan from the structure to the mains. 

11.  Separate permits and approvals shall be obtained for the grinder pump and force main.

12.  It shall be clearly noted on the plans where existing utilities are to be disconnected and removed.

Construction Details:

13.  All construction-related vehicles shall be parked on site or at a remote site. No construction-related vehicles may park on River Road. This includes vehicles operated by construction workers, material suppliers, product vendors, and all construction trades engaged in the project.

14.  A detail of the proposed retaining walls shall be provided. Calculations shall be provided for wall heights exceeding four (4’) feet. Vehicle surcharge loading shall be considered as required.

15.  A Highway Permit shall be obtained from the Public Works Department for the proposed driveway work. The right-of-way shall be clearly labeled on the plan.

Plan Requirements:

16.  Permits/permission shall be obtained if/as required from the PA DEP/Army Corps of Engineers for any work performed in the floodway of the Schuylkill River.

17.  The applicant shall coordinate with Township Planning staff to ensure that the most recent Township and FEMA Floodplain lines are shown on the plan.

18.  The plan shall be revised to show all existing and proposed fences and walls.

Demolition:

19.  The applicant shall document compliance with the notification requirements of the Federal Asbestos National Emission Standards for Hazardous Air Pollutants (NESHAP) and shall submit an Asbestos Abatement and Demolition/Renovation form to the Pennsylvania Department of Environmental Protection and the EPA at least 10 days prior to commencing demolition. Copies of these documents shall be provided to the Township prior to the issuance of a building permit.

20.  The applicant shall submit a demolition plan with the Final Plan. The demolition plan shall indicate how dust and other air particles will be controlled, the procedure for demolishing the buildings and how the demolished building materials will be removed from the site. If asbestos or any other regulated hazardous material exists within the building, it shall be removed and certifications to that effect shall be filed with the Pennsylvania Department of Environmental Protection. Notice of demolition shall be provided by posting of the site at least seven days in advance of the proposed demolition.

21.  During demolition of the existing structure the applicant shall ensure that the contractor takes appropriate measures to minimize dust at all times during active demolition. Multiple hoses and/or a water truck shall be provided on site to continually spray the building during demolition. The demolition plan shall include the specific water measures to be used to reduce the dust during demolition.

Standard Conditions of Approval:

22.  Second Stage Plan approval shall be obtained from the Planning Commission and Board of Commissioners for Lots 1 and 2 if there are any significant changes as determined by staff. If Second Stage Plans are required, approval shall be obtained prior to the issuance of any permits.

23.  New deeds shall be recorded for both lots after the Final Plan has been recorded. The following restrictions, to be verified by the Building and Planning Department, shall be placed in all deeds:

a.  The continued operation and maintenance of all stormwater management facilities are the responsibility of the property owner.

24.  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.

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

26.  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. 

27.  New 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).

28.  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.

29.  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.

30.  The owner will 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.

31.  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.

32.  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.