Consider for recommendation to the Board of Commissioners approval of a Tentative Sketch Open Space Preservation Subdivision Plan. The Plan prepared by Momenee, Inc. dated February 14, 2018, last revised November 14, 2019 shows the transfer of 41,633 sq. ft. from 930 Stoke Road to 1701 Mt. Pleasant Road and the subdivision of 1701 Mt. Pleasant Road into two lots. The proposal includes the construction of a new single-family home on the newly created lot. The existing homes at 1701 Mt. Pleasant Road and 930 Stoke Road are shown to remain. The plan preserves eight acres of open space. 

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

A.  Subdivision and Land Development Code Section 135-35.A.2 to create Lot 2 as an irregular lot.

B.  Subdivision and Land Development Code Section 135-7. to not provide a Historic Resource Impact Study.

Expiration Date – 12/31/2019…….............................................................Zoning – RA/OSPD/HROD

Applicant: Brian & Miriam O'Neill

Property Owners: Brian & Miriam O'Neill

Applicant's Representative: Edmund Campbell, Jr., Esquire, Campbell Rocco Law, LLC

On Monday, December 2, 2019, the Planning Commission recommended approval subject to the following conditions which shall be complied with on the Preliminary Plan:

Township Engineer’s Review:

1.  The Township Engineer’s review letter dated November 25, 2019 shall be incorporated by reference into these conditions of approval to the extent the same is not consistent with these conditions of approval or any relief or modifications granted.

Yield Plan:

2.  The yield plan shall be revised to include proposed lot lines that are radial to the right of way.

New Construction:

3.  The footprint of the proposed home on Lot 2 shall be identified on sheet 2 of the plan set to ensure that it is not located in steep slopes.

4.  Proposed elevations of the home on Lot 2, including a list of materials, shall be submitted with the Preliminary Plan.

5.  The mean grade of the proposed structure on Lot 2 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. 

Site Access:

6.  The plan shall be updated to include right of way widths for all adjacent roadways.

7.  Chateau Lane shall be labeled as a private road on the plan.

Landscape Plan:

8.  A wetland delineation report shall be submitted with the Preliminary Plan. Any identified wetlands shall be delineated on all sheets of the Preliminary Plan submission. The driveway location for Lot 2 shall be revised as required to prevent disturbance to any wetlands.

9.  Since a perennial or intermittent stream passes through the site, a stream buffer shall be maintained to a minimum of fifty (50) feet to either side of the top-of-bank of the channel. The buffer area shall include appropriate native vegetation. Appendix H of the Pennsylvania Handbook of Best Management Practices for Developing Areas shall be used for the plant list. 

10.  All existing trees to remain shall be devined.

11.  Dead and declining trees shall be removed from the site including in the preservation area. Any dead tree limbs and branches shall be removed from the property. Dead wood or damaged limbs shall be removed from trees to remain. Any existing piles of debris in the proposed preservation area shall also be removed.

12.  A landscape plan complying with Natural Features Code Sections 101-9 and 101-5B, Zoning Code Section 155-167.7 and conditions herein shall be prepared and sealed by a Registered Landscape Architect and submitted with the Preliminary Plan.

13.  Wooded lot calculations shall be provided on the Preliminary Plan. The total number of trees removed and impacted by the proposed construction shall be listed.

Preservation Area:

14.  The applicant shall identify the areas classified as common open space and preservation area on the Preliminary Plan.

15.  The applicant shall identify how each portion of the proposed preservation area meets one or more of the criteria contained in Zoning Code Section 155-147.B.5.

16.  The square footage of the bath houses shall be included in the preservation analysis included on sheet 4 unless they are being removed.

17.  Preservation area markers shall be provided at any changes in direction and at a spacing of 100 feet along the edge of the preservation area. The locations and details of the markers shall be provided on the Preliminary Plan.

18.  The bearings and distances for the preservation area and all easements shall be provided on the Preliminary Plan.

19.  A Maintenance and Operations Plan for the preservation area shall be submitted with the Preliminary Plan.

20.  Proposed utilities shall not be located within the preservation area.

On-Lot Disposal Systems:

21.  The locations of the existing on-lot sanitary disposal systems including tanks, piping and absorption areas shall be shown. Reserve areas for on-lot systems shall be indicated for all existing and proposed lots.

22.  The minimum required separation distance between the proposed on-lot sanitary disposal system and the proposed house, pool and stormwater management system shall be dimensioned on the plan.

Utilities & Easements:

23.  The location of the existing and proposed utility services shall be provided.

24.  The existing storm drainage easement serving 1725 Mt. Pleasant Road shall be revised to include locations through all adjoining lots in the subdivision to the discharge location at the terminus of the development.

25.  The existing ten (10) foot wide access path easement through the preservation area shall be clearly labeled on the plan.

26.  Any required access easement for the driveway serving proposed Lot 2 and the new single family dwelling shall be provided. The language of any new or revised easement shall be subject to the approval of the Township Solicitor prior to recording the Final Plan.

Standard Plan Conditions:

27.  The existing and proposed property lines shall be different colors on all sheets of the plan set.

28.  All lot area, building area and impervious surface shall be included on the plan in square feet and as a percentage of the net lot area of each property.

29.  The amount of impervious surface allocated to the common drive with 800 Chateau Lane shall be tabulated on the plan. The common portion of the driveway shall be divided equally between the properties served unless a covenant is recorded establishing a different distribution. The division shall be provided on the Preliminary Plan.

30.  The existing and proposed pools shall comply with the 2009 IRC, Appendix G. The pool equipment, enclosure, and self-closing gate shall be shown on the plan.

31.  A detailed breakdown of the existing and proposed impervious surfaces shall be tabulated on the plans for all lots.

32.  Dimensions of all proposed impervious shall be provided to clearly define the limits.

Construction Details:

33.  Erosion control measures shall be provided on the Preliminary Plan and shall include the proposed construction access location. Details that conform to Township standards shall be shown.

34.  A detail of any retaining wall shall be provided. Top and bottom of wall elevations shall be provided and the limits of the wall location shall be clearly shown. Calculations shall be provided for wall heights exceeding four (4’) feet. 

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

Standard Conditions of Approval:

36.  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.

37.  The Preliminary 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 Tentative Sketch Plan approval by the Board of Commissioners.

38.  Approval of this Tentative Sketch Plan does not ensure that the developer or the owner can ultimately develop the property as shown on the plan. The proposed development’s compliance with various Township ordinances, including but not limited to the Natural Features Conservation Code shall not be determined until the applicant submits a Preliminary Plan for Township approval.

39.  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.

40.  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.

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