Consider for approval a Preliminary Subdivision Plan. The Plan, prepared by Momenee, Inc. dated January 17, 2020, last revised April 17, 2020, shows the subdivision of the existing property into two lots. Lot 1 is proposed to be 17,179 sq. ft. and includes the construction of a new single-family detached dwelling with a three-car attached garage and a 2,676 sq. ft. footprint. Lot 2 is proposed to be 20,375 sq. ft. and includes the construction of a new single-family detached dwelling with a three-car attached garage and a 2,676 sq. ft. footprint. 

The application requires the following relief which was not recommended for approval by the Planning Commission:

a.  Subdivision and Land Development Code Section 135-28.A to not provide sidewalks along Fairhill Road. 

Expiration Date: 6/30/2019......................................................................................Zoning:R2/R3/R4

Applicant: George W. Broseman, Esquire, Kaplin Stewart

Property Owner: Michael Freedman

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

On Wednesday, May 27, 2020 the Planning Commission recommended approval subject to the following conditions: 

Township Engineer’s Review:

1.      The Township Engineer’s review letter dated May 4, 2020 shall be incorporated by reference into these conditions of approval to the extent the same is not inconsistent with these conditions of approval or any relief or modifications granted.

Architectural Elevations/Site Design:

2.      The applicant shall investigate revising the plan so that the garage on Lot 2 is a side loading garage or shall provide a street screen, such as a low wall or hedgerow, along Fairhill Road to screen the view of the front-loaded garage and parking pad from the public right of way.

3.      The parking pad on Lot 2 shall be relocated to the south side of the driveway away from the front façade entrance.

3.      Walkways shall be provided leading from the building entrance on the primary front façade to the public right of way.

4.      Architectural elevations and renderings of all sides of the proposed dwelling shall be submitted with the Final Plan, including the proposed materials. The proposed building shall be constructed substantially as shown on the architectural elevations prepared by McIntyre Capron & Associates dated March 12, 2020, with the exception of any de minimis changes, including those mutually agreed to with staff.

Landscape Plan/Streetscape:

5.      Sidewalks shall be provided along the property frontage.

6.      The applicant shall investigate providing four additional evergreens along the property boundary adjacent to the front porch of Lot 1.

7.      The applicant shall work with staff to investigate preserving the 22” Cherry tree on Lot 1.

8.      The applicant shall shift the stormwater system on Lot 1 outside the dripline of the 36” oak.

9.      The applicant shall work with staff to investigate adjusting the proposed improvements to preserve the 36” Oak tree and shall preserve or transplant the 14” multi-stem tree on Lot 2.

10.  The applicant shall provide native or non-invasive adapted plant species on the landscape plan.

11.  All existing trees to remain shall be devined.

12.  Landscape material provided for this application shall be perpetually maintained in a healthy and/or sound condition in compliance with Natural Features Code Section 101-11. The applicant shall record a covenant on the property in a form acceptable to the Township Solicitor to guarantee this requirement. A draft covenant shall be submitted with the Final Plan.

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

14.  The Planting Plan must be approved by the Planning Department and the Township Arborist prior to issuance of the permit/recording the Final Plan.

15.  The applicant shall show the location, size and species of the trees located within the right of way on the opposing side of Fairhill Road.

16.  The applicant shall appear before the Shade Tree Commission for approval of any trees to be planted in the Right of Way.

Construction Details:

17.  A Highway Permit is required to be obtained from the Public Works Department for the proposed driveway and curb work.

18.    Inlet #3.1 shall be noted to be a Type ‘C’ Inlet. A detail conforming to Township Standards shall be provided.

19.  The applicant shall conduct regular street cleaning of all roadways adjacent to active portions of the construction site. Staff shall have the right to order street cleaning more often if there is evidence of construction related debris in the roadway during the project.

20.  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 or vehicles operated for construction workers, material suppliers, product vendors, and all construction trades engaged in the project.

Utilities:

21.  The applicant shall obtain approval from the Township Arborist for the utility laterals locations proposed.  If required by the Township Arborist, the proposed connections may need to be relocated.

22.  The location of all transformers if available and utility boxes shall be shown on the Final Plan. Additional utility improvements resulting in material changes to approved plan including but not limited to the loss of required parking, changes to circulation patterns or the alteration of the quantity or location of proposed landscaping shall require an amendment to the approved plan.

Standard Plan Items/Conditions of Approval:

23.  The applicant shall consider incorporating green technology into the project including but not limited to a green roof, solar panels, geothermal heat and air conditioning and an electric vehicle charging station. The applicant shall also consider having no natural gas connections.

24.  New legal descriptions, including metes and bounds, shall be submitted with the Final Plan for each new lot line and/or property boundary.

25.  New deeds shall be recorded for all lots after the Final Plan has been recorded. The following restriction, to be verified by the Building and Planning Department, shall be placed in the deed for Lot 1: The continued operation and maintenance of the stormwater management facilities are the responsibility of the property owner.

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 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).

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 applicable 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 by the Board of Commissioners.

30.  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.

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.