Consider for recommendation to the Board of Commissioners approval of a Preliminary Subdivision Plan. The plan dated April 20, 2015, last revised December 5, 2017, prepared by Momenee, Inc. shows the subdivision of the existing 12.8-acre lot into four (4) new lots.

The application requires the following relief which has been recommended for approval by the Planning Commission:

A.    Subdivision & Land Development Code Section 135-35A, to create irregular lots.

B.    Subdivision & Land Development Code Section 135-41.1, to not provide a fire hydrant.

Expiration Date – 6/21/2018…................................................................Zoning – RA/OSPD/HROD

Applicant: George Broseman, Esquire, Kaplin Stewart

Applicant's Representative: George Broseman, Esquire, Kaplin Stewart

Property  Owner: David Hoffman

On May 7, 2018 the Planning Commission recommended approval subject to the following conditions which shall be complied with prior to recording the Final Plan by means of plan revision, completion or financial guarantee, unless specifically exempted. 

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 except where inconsistencies exist in which case these conditions shall prevail. Comment B.11’s requirement for Planning Module approval or exemption being obtained prior to Final Plan approval may also be addressed by providing an indemnification satisfactory to the Township.

Conditional Use:

2.     The applicant shall obtain conditional use approval and shall comply with any conditions imposed. The conditional use conditions shall be listed on the Final Plan.

3.     A Maintenance and Operations Plan for the preserved land shall be submitted with the Final Plan.

4.     A copy of the Lower Merion Conservancy’s inspection reports for the conserved land shall be provided to the Township.

Historic Buildings:

5.     The applicant shall submit an application to the Township to add the coachman’s inn on Lot 4 and the carriage house and garage on Lot 1 to the Historic Resource Inventory.

6.     The applicant shall provide final decisions for the caretaker’s house for the porch flooring material, windows, and new front door design to staff for record and approval. If the applicant and staff cannot come to an agreement, the applicant may return to the Commission for review. In addition, a subcommittee of up to three members will review any changes that staff cannot approve.

7.     The applicant shall consider window options for the caretaker’s house that are painted wood or exterior clad with exterior muntins.

8.     The applicant shall locate all plumbing vents on the rear side roof and condensers toward the rear and side of the caretaker’s house.

9.     Any additional changes to the exterior of the carriage house, as well as the driveway configuration and the details of the masonry garden wall, shall be reviewed by the Historical Commission.

10.  The architectural plans for Lot 4 shall be coordinated with and shall comply with the grading proposed with this application.

Street Trees:

11.  Street trees shall be provided along the frontage of Spring Mill Road per Subdivision and Land Development Code Section 135-30.

Scenic Viewshed:

12.  The applicant shall consider placing an easement along the property frontage of Spring Mill Road to protect the scenic viewshed including the existing vegetation and the historic resources.

Utilities:

13.  The location of all existing and proposed utility services shall be verified and shown on the plan from the structures to the mains.

14.          A fire hydrant shall be provided if required by the Fire Marshal.

14.  The location and limits of all existing and abandoned on-lot sanitary system(s) shall be shown. 

15.  The design of the force main extension, grinder pump and common force lateral for Lot 4 shall be submitted and shall be subject to separate permits and approvals from the Township.

16.  The design of the on-lot sanitary field and tanks shown for Lot 1 shall be subject to the approval of the County Health Department. Approval shall be obtained prior to recording the Final Plan.

17.  Lot 1 shall be connected to the common force main system should the on-lot system fail. An agreement shall be established with the Township indicating that the common force main will be offered for dedication if/when requested by the Township to permit an extension for connection to other properties outside of the subdivision.

18.  The minimum distance between the proposed on-lot disposal area for Lot 1 and the property line shall be dimensioned on the plan.

Construction Details:

19.  The integrity of any existing retaining walls to remain that are impacted by construction shall be certified by a civil engineer prior to recording the Final Plan. The applicant shall complete any required improvements prior to the release of escrow for the project.

20.  Separate building permits and approvals shall be obtained for the garden wall on Lot 1.

21.  A Penn DOT Highway Occupancy Permit shall be obtained for any work performed within the right-of-way of Spring Mill Road.

22.  The construction sequence for each lot shall indicate that the paving and other impervious removals for the subdivision shall be completed and stabilized prior to construction of additional impervious surfaces.

23.  The proposed grading for the removal of the pool and retaining walls on Lot 3 shall be clearly shown. The electric supply line to the pool shall be noted to be properly abandoned.

Standard Plan Items:

24.  A future five (5) foot wide sidewalk shall be shown along Spring Mill Road on the Final Plan to be installed when required by the Board of Commissioners. Street trees and other improvements shall be installed in a manner that will not interfere with the future installation of the sidewalk where possible.

25.  The minimum safe stopping distance shall be shown and provided for the common driveway to Spring Mill Road.

Standard Conditions of Approval:

26.  All trees in the right-of-way shall be trimmed. Dead or diseased trees shall be removed and replaced.  New street trees shall be planted as required by the Township Arborist and the Shade Tree Commission.

27.  An outdoor lighting plan for any new lighting, 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. The plan shall also comply with Chapter 105-21, Outdoor lighting directing light onto residential properties.

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

29.  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 de minimus. 

30.  New deeds shall be recorded for all lots subsequent to the recording of the Final Plan. The following restrictions, to be verified by the Building and Planning Department, shall be placed in all deeds:

·       The continued operation and maintenance of any stormwater management facilities on the lots are the responsibility of the property owner.

·       No further subdivision shall be permitted.

31.  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).

32.  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.

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

34.  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.

35.  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.

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