Consider for recommendation to the Board of Commissioners approval of a Preliminary Lot Line Change Plan. The plan dated April 20, 2015, last revised March 26, 2018, prepared by Momenee, Inc. shows the transfer of four acres of conserved land from 1401 Morris Avenue to 1300 Mt. Pleasant Road. 

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 135-27.E.2, to not provide a minimum 25 foot radii for the cartway at the intersection of Morris Avenue and Spring Mill Road.

C.    Subdivision & Land Development Code Section 135-27.E.4, to not provide a clear sight triangle of 75 feet as measured along the centerline of the existing road intersection with Spring Mill Road.

D.    Subdivision & Land Development Code Section 135-27.G.1.c, to not provide a centerline profile of the existing extension to Morris Avenue.

E.     Subdivision & Land Development Code Section 135-27.D.3.c, to not provide adequate paving for a turn-around at the existing extension of Morris Avenue.

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

Expiration Date: 7/6/2018............................................................................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.8’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.

Access:

5.     Land Subdivision Agreement 9-53 shall be amended to allow for the improvement of Morris Avenue to be deferred to a later date. The installation of a sidewalk shall be included in the amended Land Subdivision Agreement.

6.   Prior to any substantial improvements/construction on the properties, a certification from a structural engineer shall be submitted as to the integrity that utilize either of the two (2) existing culverts/bridges over which the extension of Morris Avenue passes, a certification from a structural engineer shall be submitted as to the integrity of the culvert(s)/bridge(s) impacted. The engineer shall certify that the structures are adequate for fire/emergency and construction vehicles.  Any required improvements shall be completed by the applicant prior to the release of escrow.  

Utilities:

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

Construction Details:

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

Plan Items:

8.     The location and limits of any existing on-lot sanitary system shall be shown. 

9.     References to a “Lot No. 2” in the notes and labels on the plan shall be removed.

10.  The easement lines shown in phantom in the area of the tennis court on 1401 Morris Avenue shall be shown in the legend.  The purpose of the easement lines shall be more clearly labeled on the plan.

11.  The existing property line between the subject properties shall be indicated as a conventional property line on the Existing Conditions Plan.

12.  The addresses of both subject properties shall be listed in the title block of the Development Plan.

Standard Conditions of Approval:

13.  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.

14.  If any new lighting is proposed including along Morris Avenue, 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. The plan shall also comply with Chapter 105-21, Outdoor lighting directing light onto residential properties.

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

16.  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).

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.

18.  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.

19.  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.

20.  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.

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