Consider for approval a Preliminary Subdivision Plan. The Plan prepared by Momenee, Inc. dated January 7, 2019, last revised March 12, 2019, shows the subdivision of the existing lot into two new lots, preservation of the existing house on Lot 1 and construction of a detached three-car garage with a 759 sq. ft. footprint, preservation of the carriage house on Lot 2 and construction of an addition and an attached two-car garage and extension of the existing driveway to provide access to both homes.

The application requires the following relief which was recommended for approval by the Building & Planning Committee:

a.    Subdivision and Land Development Code Section 135-28, to defer installation of a sidewalk along Rose Lane.

b.    Sewers Code Section 126-6.1, to allow the sanitary lateral serving Lot 2 to cross over Lot 1 via an easement.

Expiration Date: 5/5/52019......................................................................................Zoning: R1/R4

Applicant: Fred Bissinger

Property Owner: Ralph & Joyce Sando

Applicant's Representative: Fred Fromhold, Esquire, Fromhold Jaffe & Adams

On April 10, 2019 the Building & Planning Committee 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 Letter:

1.    The Township Engineer’s review letter dated March 25, 2019 shall be incorporated by reference into these conditions of approval except where inconsistencies exist in which case these conditions shall prevail.

Zoning:

2.    The breakdown of impervious surface for the common driveway allocated to each lot shall be shown on the Final Plan.

3.    The impervious surface for the common driveway on Lots 1 and 2 shall either be allocated evenly amongst the lots served or shall be allocated in a recorded covenant. A draft covenant shall be submitted with the Final Plan and shall be subject to the review and approval of the Township Solicitor.

4.    Any  detached garage on Lot 2 shall not exceed 15 feet in height.

5.    The applicant shall remove a minimum three foot portion of the existing carriage house to comply with the northern side yard setback. 

Architectural Elevations:

6.    The proposed additions and accessory garage shall be substantially consistent with the architectural renderings prepared by F.L. Bissinger, dated June 11, 2018 last revised April 1, 2019 for the carriage house and May 8, 2018, last revised March 30, 2019 for the detached garage on Lot 1. All future elevations and renderings submitted to the Township for review shall be attributed and dated.

7.    Final elevations and renderings of all sides of each proposed addition and all accessory structures, with all materials listed and keyed to the elevations, shall be submitted with the building permit.

8.    Second Stage Plan approval shall be obtained from the Planning Commission and Board of Commissioners for the proposed improvements on Lots 1 and 2.  Architectural elevations of the proposed improvements, including a list of materials, shall be submitted with each required Second Stage Plan application.

9.    The architectural plans shall be coordinated with and shall comply with the grading proposed with this application.

Landscape Plan:

10.  A chart demonstrating compliance with Natural Features Code Section 101.9.A shall be added to the landscape plan.

11.  The landscape plan shall be revised to include the following additional plant material: 

a.    One deciduous tree;

b.    Two deciduous shrubs;

c.     Two evergreen trees;

d.    17 evergreen shrubs, and

e.    Three street trees

12.  All existing trees to remain shall be devined.

13.  A revised landscape plan complying with Natural Features Code Sections 101-9, Zoning Code Section 155-167.7, Subdivision and Land Development Code Section 135-30 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Final Plan.

14.  Wooded lot calculations shall be added to the landscape plan and 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.

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

16.  The applicant shall obtain approval from the Shade Tree Commission for the location and species of all proposed street trees.

17.  Landscape improvements 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.

18.  A certification by a civil engineer of the condition of the any existing landscape walls to remain shall be provided.  Any recommended improvements/repairs shall be made a condition of the permit issue.

19.  A detail of the landscape/retaining wall shall be provided. 

Sidewalks:

20.  A twelve foot long, four foot wide sidewalk with a one foot green bench between the existing wall and sidewalk shall be installed along the Rose Lane frontage of the property.  A five foot wide sidewalk shall be installed along the remainder of the Rose Lane frontage of the property unless a deferral is granted to not install that portion of sidewalk at this time. If a deferral is granted then the applicant shall show a future five foot wide sidewalk along Rose Lane 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.

21.  The plant material growing into the sidewalk along the New Gulph Road frontage shall be trimmed back as directed by staff.

22.  Details for concrete sidewalk shall be provided and shall conform to Township standards. The sidewalk on New Gulph Road shall be noted to be repaired/replaced as directed by the Township.

Stormwater Management:

23.  All inlets in non-paved areas 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. 

24.  The distance between the outflow pipe from basin No. 2 and basin No. 1 shall be dimensioned on the plan and shall not be less than five (5’) feet.

Plan Requirements:

25.  The new/adjusted impervious areas (garage, patio, parking area, drive, etc.) shall be dimensioned on the plan to clearly define the limits.

Utilities:

26.  In lieu of the proposed sanitary sewer main extension the applicant shall provide a sanitary sewer lateral to serve the carriage house on Lot 2. A 20 foot wide sanitary sewer lateral centerline easement shall be shown on the Final Plan. The language of the easement shall be subject to the approval of the Township Solicitor and the easement shall be recorded concurrent with the recording of the Final Plan. All other Township sanitary sewer lateral installation requirements shall be followed. 

27.  An isolation distance of ten (10’) feet shall be provided between the sanitary sewer line and the water service.

28.  The slope of the sanitary sewer line listed on the plan view shall be consistent with any final profile plan information shown.

29.  The 6” TC line location and limits across the drive to Lot 1 shall be clarified/clearly shown on the plan.

Construction Details:

30.  A full reveal granite curb detail shall be provided. Curb on the property frontage shall be repaired/replaced as directed by the Township.

31.  The length of driveway opening at the cartway shall be dimensioned on the plan. The existing cobble curb on the driveway edges shall be labeled on the plan.

32.  Notes shall be added to the requested full reveal granite curb detail that include the following:

a.    Any curb replacement shall meet existing curb reveal height.

b.    One foot cut back is needed in the street area where any curb is adjusted and/or replaced.  All joints shall be sealed.

33.  An indemnification agreement shall be established for the existing landscape wall and stones along Rose Lane as portions are shown in the right of way.

34.  A fill material and topsoil stockpile location shall be provided. Notes shall be added regarding stabilization of the stockpiles.

35.  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.

36.  The applicant shall submit a parking plan with the Final Plan detailing where construction vehicles will be parked. The plan shall be subject to the approval of the Township prior to the issuance of any permits.

37.  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.

Standard Conditions of Approval:

38.  A metes and bounds description shall be provided for the access and utility easements on Lot 1 for the benefit of Lot 2. The easement language shall be subject to the approval of the Township Solicitor prior to recording the Final Plan.

39.  If any new lighting is proposed, 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 building permits for each house to be constructed or for any common outdoor lighting. 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.

40.  The lighting plan shall be designed to comply with the applicable provisions of the 2009 IECC or the 2007 ASHRAE Standard 90.1.

41.  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 all deeds:

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

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.  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.

44.  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.

45.  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).

46.  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. 

47.  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.

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