Township of New Hanover, PA
Montgomery County
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Table of Contents
Table of Contents
[Ord. 3/29/1990B, § 600]
Final plans are required for all major subdivisions and land developments in accordance with the procedures, plan requirements, design standards and guarantee requirements set forth in this chapter. The final plan and all information and procedures relating thereto shall in all respects be in compliance with the provisions of this chapter, except where variation therefrom may be specifically authorized in writing by the Board of Supervisors. A final plan shall be submitted in conformance with the changes and conditions as agreed to during the preliminary plan procedure. The purpose of the final plan is to secure formal approval by the Board of Supervisors before plans for all major subdivisions and land developments are recorded as required by this chapter.
[Ord. 3/29/1990B, § 601; as amended by Ord. 93-3, 2/8/1993, §§ 20, 21; by Ord. 03-1, 9/8/2003, § 2; and by Ord. 17-03, 3/27/2017]
1. 
The applicant or his agent shall prepare the final plan and application.
2. 
The applicant shall submit 16 copies of the final plan, any required information and application forms to the Township at least 30 days prior to a regularly scheduled meeting of the Planning Commission. Plans shall also be delivered to the Township on computer diskette or compact disc in a software format as established by the Board.
[Amended by Ord. 17-05, 6/26/2017]
3. 
Copies of the final plan and all required supplemental data shall be submitted to the Township, together with the required fees and escrow deposit established in accordance with the current fee schedule adopted by resolution by the Board of Supervisors. The Township shall note the date of receipt of the application, fees and escrow deposit. No application will be accepted without all required information, the required fees and the required escrow deposit all have been submitted.
4. 
Upon submission of a complete application, together with all required fees and escrow deposits, the Township shall accept the application, plans and other required materials as filed, and shall distribute copies of the final plan and application to:
[Amended by Ord. 17-05, 6/26/2017]
A. 
Township Board of Supervisors: five copies.
B. 
Township Planning Commission: five copies.
C. 
County Planning Commission: one copy.
D. 
Township Engineer: one copy.
E. 
Municipal Authority or the County Health Department: one copy.
F. 
Township Solicitor: one copy.
G. 
Township files: one copy.
H. 
Township Planner: one copy.
I. 
Additional copies as required.
5. 
Following acceptance of the plan by the Township, the Township Engineer shall:
A. 
Review the applicant's submission for engineering considerations.
B. 
Prepare a report for the Planning Commission and the Board of Supervisors.
6. 
Following acceptance of the plan by the Township, the Township Planning Commission shall:
A. 
Receive and review the applicant's submission and the reports from all applicable reviewing agencies.
B. 
Discuss submission with the applicant, if requested by the applicant.
C. 
Evaluate the applicant's submission, presentation, discussion with the applicant, and the reviewing agencies' reports.
D. 
Determine whether the final plan meets the objectives and requirements of this and other ordinances; determine if the final plan is consistent with the approved preliminary plan.
E. 
Prepare a written report recommending approval or disapproval of the final plan for use by the Board of Supervisors.
F. 
The Planning Commission shall not submit a report to the Board of Supervisors which recommends approval subject to conditions unless a recommendation for waiver or modification is attached. The Planning Commission shall recommend denial of plans which would not comply with the Township's ordinances.
7. 
Within 90 days of the start of the review period as set forth in § 22-301, Subsection 2, the Board of Supervisors shall:
A. 
Review and evaluate the applicant's submission.
B. 
Review and evaluate all reports received from applicable reviewing agencies.
C. 
Listen to the applicant's presentation if requested and discuss the project with the applicant, if requested.
D. 
Determine whether the final plan meets the objectives and requirements of this chapter and other ordinances.
E. 
Communicate the decision, in writing, to the applicant no later than 15 days following the decision and within the review period established in § 22-301, Subsection 2.
8. 
Approval of the final plan shall not constitute an authorization for the sale of lots or the construction of any improvements, structures or buildings.
9. 
Whenever the approval of the final plan is subject to conditions, the written action of the Board of Supervisors herein shall:
A. 
Specify each condition of approval, citing relevant ordinance provisions.
B. 
Require the applicant's written agreement to the conditions. Where the applicant's written acceptance of the conditions is not received within 10 days, the Board shall be deemed to have denied approval.
10. 
Failure of the Board of Supervisors to render a decision and communicate it to the applicant within the time and manner required shall be a deemed approval of the application in terms as presented unless the applicant has agreed in writing to an extension of time or change in prescribed manner of presentation of communication of the decision, in which case, failure to meet the extended time or change will have a like effect.
11. 
If disapproved, the Board of Supervisors shall state the reasons for this action, citing specific sections in the applicable ordinances which the plan failed to meet.
12. 
If the final plan is disapproved, the applicant may file a revised final plan with the Township following the same submission procedures required for the previous final plan submission. Fees for revised plans shall be charged and paid in accordance with the regular fee schedule as if the plan were being filed for the first time.
[Ord. 3/29/1990B, § 602; as amended by Ord. 93-3, 2/8/1993, §§ 23-25; by Ord. 99-3, 6/28/1999, § 05; and by Ord. 17-03, 3/27/2017]
1. 
The final plan shall show or be accompanied by the following information:
A. 
Drafting Standards.
(1) 
Plans shall be drawn on sheets no larger than 36 inches by 48 inches. All sheets comprising a submission shall be on one size. Sheets should be large enough to clearly show all required features but at a scale not less than one inch equals 100 feet. The plan shall be a clear and legible white paper print.
(2) 
Each set of plans shall be folded to a size which will fit in a legal size (8 1/2 inches by 14 inches) file folder.
(3) 
The boundary of the site shall be shown as a solid heavy line.
(4) 
The submission shall include a copy of the site plan for the entire property on a single sheet at an appropriate scale that will fit the maximum sheet size submitted.
(5) 
Dimensions shall be in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.
(6) 
Each sheet shall be numbered and shall show its relationship to the total number of sheets.
(7) 
Where any revision is made or when the plan is a revision of a previously approved plan, notations of revisions shall be numbered, described and dated.
(8) 
The plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed and a description of symbols used.
B. 
General Information.
(1) 
Name of the subdivision or land development.
(2) 
Name and address of the record and/or equitable owner.
(3) 
Name and address of the engineer, surveyor, architect or landscape architect responsible for the plan.
(4) 
Tax parcel numbers, deed book and page numbers of property to be developed including any deed restrictions to the property and recorded plan book and page number for previously recorded subdivisions.
(5) 
Tract boundaries and total acreage.
(6) 
North point, date and scale (written and graphic).
(7) 
Zoning standards, required and proposed, including:
(a) 
Applicable district.
(b) 
Maximum density permitted.
(c) 
Lot area and yard requirements.
(d) 
Open space and impervious surface ratios.
(e) 
Any variances, conditional uses or special exceptions granted.
(8) 
Performance standards, required and proposed:
(a) 
Density.
(b) 
Open space ratio.
(c) 
Impervious surface ratio.
(d) 
Dwelling unit types and numbers.
(e) 
Size of units (in bedrooms).
(f) 
Off-street parking calculations.
(g) 
Nonresidential uses and floor area.
(9) 
A location map for the purpose of locating the site to be subdivided or developed at a scale of not less than 800 feet to the inch showing the relation of the tract to adjoining property and to all streets, roads and municipal boundaries existing within 1,000 feet of any part of the property proposed to be subdivided or developed.
C. 
Existing Features.
(1) 
Complete outline survey of the property to be subdivided or developed, showing all courses, distances and area, and tie-ins to all adjacent street intersections with existing monuments indicated. Outline survey shall be determined by field survey. The date and by whom the survey was performed shall be indicated on the plan.
(2) 
The names of owners, tax parcel numbers and zoning classification of land immediately adjacent or across streets from the subject tract.
(3) 
All existing highways, streets and roads on, adjacent to or within 200 feet of any part of the tract, including name, right-of-way width (existing and ultimate) and cartway width.
(4) 
All existing buildings and their uses, bodies of water, sewers, water mains, culverts, petroleum or petroleum product lines, gas lines, electric and telephone lines, fire hydrants, all other utilities and other significant man-made features on or within 200 feet of the tract.
(5) 
Pursuant to the Underground Utility Line Protection Law, 73 P.S. § 176 et seq., the location, size and ownership of all underground utilities, and any rights-of-way within the property.
(6) 
Topographic contours from actual field survey or aerial photography (not to include U.S.G.S. survey) at vertical intervals of two feet for land with average natural slope of 4% or less; vertical intervals of five feet for more steeply sloping land.
(7) 
Natural features map which indicates:
(a) 
Floodplain areas.
(b) 
Floodplain soils.
(c) 
Steep slopes.
1) 
Fifteen percent to 25%.
2) 
Twenty-five percent or steeper.
(d) 
Woodlands.
(e) 
Mature trees.
(f) 
Streams, watercourses, wetlands or ponds.
(g) 
Pond shorelines.
(h) 
Wetland margins.
(i) 
Tree protection zones. Driplines shall be plotted accurately, to scale. Where groups of trees are to remain, the locations of the driplines on the perimeter must be shown.
(8) 
The boundaries of the various soil types and identification keys as indicated in the Soil Survey of Montgomery County, Pennsylvania, with a description of each soil type and limitations of the soils for developments.
D. 
Proposed Layout.
(1) 
The layout of streets, including widths of cartways and rights-of-way.
(2) 
The layout and dimensions, areas and uses of lots; building setback lines, front, rear and side yard lines.
(3) 
The arrangement and use of buildings and parking areas in nonresidential developments and performance standard developments with all necessary dimensions and number of parking spaces. Elevations and perspective sketches of proposed buildings are encouraged.
(4) 
The building envelope for each lot when required by § 22-826 of this chapter.
(5) 
Provide typical lot development plan showing general layout of building (foot print), driveway and patio area for each type of dwelling or nonresidential building proposed.
(6) 
Open space areas and recreational facilities.
(7) 
Sidewalks, pedestrian paths and bicycle improvements.
(8) 
Landscape and buffer plan with plant list, planting schedule and proposed contours.
(9) 
A reference to any land dedicated for public use, or offered for dedication for parks, recreation areas, schools, widening of streets or other public uses.
(10) 
For performance standard developments, the total area, total dwelling units, number of buildings, proposed density, total parking spaces, building coverage and the bedroom ratio, and other requirements of Chapter 27, Zoning.
(11) 
The total lot areas, number of lots, average and minimum lot size and proposed length of new streets.
(12) 
Location and size of storm drains, sanitary sewers, culverts, watercourses and all appurtenances thereof, onsite sewage disposal facilities, gas mains, water mains, fire hydrants, streetlights, planting, special structures and other underground conduits or structures.
(13) 
An indication of any lots in which other than residential use is intended.
(14) 
Rights-of-way and/or easements proposed to be created for all drainage purposes, utilities or other pertinent reasons.
(15) 
Where the final plan covers only a portion of the applicant's entire holding, a sketch plan shall be submitted of the prospective street layout for the remainder of the site.
(16) 
For condominium conversions, the location of each unit to be converted to individual ownership shall be shown.
E. 
Sedimentation and erosion control plan pursuant to the Clean Streams Law, 35 P.S. § 691.1 et seq., and in accordance with standards and specifications found in Chapter 23, Stormwater Management.
F. 
Water and sewer plan, showing:
(1) 
Public sanitary sewer facilities, if applicable.
(2) 
Public water supply and distribution facilities, if applicable.
G. 
Stormwater management and grading plan, showing:
(1) 
Existing and proposed grades for the entire site.
(2) 
Existing vegetation to be preserved.
(3) 
Location of all proposed catch basins, retention/detention basins and storm drainage piping.
(4) 
Landscaping, including proposed planting schedule and showing locations, species, size and number of proposed plantings.
H. 
Supporting Information.
(1) 
A development schedule indicating the approximate date when construction can be expected to begin and be completed.
(2) 
A copy of all restrictions, covenants, etc., if any under which lots are to be sold.
(3) 
Site capacity calculations, if applicable.
(4) 
Copy of last recorded subdivision/land development plan.
(5) 
Traffic impact statement, if applicable.
(6) 
A plan for the ownership, management and maintenance of open space areas.
(7) 
Copies of transmitted letters to all review agencies.
(8) 
Stormwater management calculations and reports.
(9) 
Wetlands delineation study, if applicable.
(10) 
Water supply study, if applicable, as required by § 22-913.
I. 
Improvement Construction Plan. Improvement construction plans shall be prepared for all improvements including, but not limited to, streets, storm drains, sanitary sewers and water service. It is preferred that plan and profile views be on the same plan sheet. Improvement construction plans shall be prepared using the following scales:
Horizontal
Vertical
20 feet/inch
2 feet/inch
40 feet/inch
4 feet/inch
50 feet/inch
5 feet/inch
(1) 
Horizontal Plan (streets). The horizontal plan shall show details from the horizontal layout including:
(a) 
Center line of streets with bearings, distances, curve data and stations corresponding to the profile.
(b) 
Right-of-way and curblines with radii at intersections.
(c) 
Beginning and end of proposed construction.
(d) 
Tie-ins by course and distances to intersection of all public roads, and to include their names, roadway and right-of-way widths.
(e) 
Location of all proposed property monuments with reference to them.
(f) 
Property lines and ownership of abutting properties.
(g) 
Location and size of all drainage structures, sidewalks, public utilities, lighting standards and street name signs.
(2) 
Horizontal Plan (storm drains, sanitary sewers and water service).
(a) 
Location and size of line with stations corresponding to the profile. All stationing shall correspond with roadway stationing.
(b) 
Location of all storm sewer manholes, inlets, end walls, storm sewers, including length of line, size of line, slope of line and top and invert elevation of each manhole, inlet and end wall.
(c) 
Location of all sanitary sewer manholes, sewer mains, sewer laterals, pump stations, force mains including length of line, size of line, slope of line and top and invert elevation of each manhole.
(d) 
Location of all water mains, service lines, fire hydrants, valves, tees, fittings, including length of line, size of line, size of valves.
(e) 
Property lines and ownership with details of easements where required.
(f) 
Beginning and end of proposed construction.
(g) 
Location of all other drainage facilities and public utilities in the vicinity of the storm and/or sanitary sewer and/or water lines.
(h) 
Hydraulic design data for all culverts and/or bridge structures.
(3) 
Profile (streets, storm sewers and sanitary sewers).
(a) 
Profile of existing ground surface along center line of street and pipe.
(b) 
Proposed center line street grades with percent of slope on tangents. Elevations at fifty-foot intervals and at all grade intersections.
(c) 
Vertical curve data including length, elevations and stations at the beginning and ending of the vertical curve including high points and low points, elevations at fifty-foot intervals and minimum sight distance.
(d) 
Profile of existing ground surface with top and invert elevations of manholes and inlets.
(e) 
Profile of storm drain and sanitary sewer showing type and size of pipe, grade and manhole and inlet locations.
(4) 
Typical Section (streets).
(a) 
Right-of-way width, location and width of paving.
(b) 
Type, thickness and crown of paving.
(c) 
Type and size of curb (if applicable).
(d) 
Grading of sidewalk area (if applicable).
(e) 
Grading of stormwater swale adjacent to roadway (if applicable).
(f) 
Location, width, type and thickness of sidewalks.
(g) 
Typical location of sewers and utilities (with sizes).
[Ord. 3/29/1990B, § 603]
1. 
All offers of dedication and covenants governing the reservation and maintenance of undedicated open space, before being accepted, shall bear the certificate of approval of the Township Solicitor.
2. 
Such private deed restrictions, including building setback lines, as may be imposed upon the property as a condition to sale, together with a statement of any restrictions previously imposed which may affect title to the land to be subdivided or developed.
[Ord. 3/29/1990B, § 604; as amended by Ord. 93-3, 2/8/1993, § 26; by Ord. 01-6, 10/22/2001]
1. 
Requirement to Record.
A. 
Following the action of the Board of Supervisors or of the court on appeal in approving any subdivision or land development plan, an approved duplicate copy of such plan shall, within 90 days of the date of approval, be recorded by the applicant in the Office of the Recorder of Deeds of Montgomery County. The applicant shall notify the Board of Supervisors in writing of the date of such recording and the plan book and page wherein such subdivision or land development is recorded. If the plan is not recorded within the ninety-day period, the approval shall lapse and become void.
B. 
In proposals to annex in common deed, a draft of the deed shall be submitted with the final plan. Following final plan approval, the approved deed shall, within 90 days of the date of approval, be recorded by the applicant in the Office of the Recorder of Deeds of Montgomery County. The applicant shall notify the Board of Supervisors in writing of the date of such recording and the deed book and page wherein such deed is recorded.
2. 
Effects of Recording.
A. 
After a subdivision or land development has been duly recorded, the streets, parks and other public improvements shown thereon shall be considered to be a part of the official plan of the Township.
B. 
Streets, parks and other public improvements shown on a subdivision or land development plan to be recorded may be offered for dedication to the Township by formal notation thereof on the plan or the owner may note on the plan that such improvements have not been offered for dedication to the Township.
C. 
Every street, park, open space or other improvements shown on a subdivision or land development plan that is recorded, as provided herein, shall be deemed to be a private street, park, open space or improvement until such time as the same has been offered for dedication to the Township and accepted, by resolution, and recorded in the Office of the Clerk of Courts of Montgomery County, or until it has been condemned for use as a public street, and in the Office of the Recorder of Deeds for parks and open space.
3. 
Record Plan.
A. 
The record plan shall be a clear and legible blue or black line print on white opaque linen. The record plan shall be an exact copy of the approved final plan on a sheet size required for final plans. Two opaque linen or Mylar and five paper prints are required as the record plan submission. One opaque linen or Mylar and five paper prints will be retained by the Township for their files. Record plans shall be drawn on sheets 24 inches by 36 inches. Record plans shall not be folded.
B. 
The following information shall appear on the record plan, in addition to the information required for the final submission:
(1) 
The impressed seal of the licensed engineer, architect, landscape architect, or surveyor who prepared the plan.
(2) 
The impressed corporation seal, if the subdivider or land developer is a corporation.
(3) 
A list of all drawings including construction improvement plans with sheet numbers and titles which are to be considered as if recorded with the final plan.
(4) 
The impressed seal of a notary public or other qualified officer acknowledging owner's statement of intent.
(5) 
A statement to the effect that the applicant is the owner of the land proposed to be subdivided and/or developed and that the subdivision shown on the final plan is made with his or their free consent and that it is desired to record the same.
(6) 
An acknowledgment of said statement before an officer authorized to take acknowledgments.
(7) 
The following signatures shall be placed directly on the plan in ink:
(a) 
The signature of the owner or owners of the land. If the owner of the land is a corporation, the signatures of the President and secretary of the corporation shall appear.
(b) 
The signature of the notary public or other qualified officer, acknowledging the owner's statement of intent.
(c) 
The signature and seal of the licensed engineer, architect, surveyor, or landscape architect who was responsible for preparation of the plan.
(d) 
The signature of the Township Engineer.
(e) 
The signatures of the Chairman of the Board of Supervisors, the Chairman of the Planning Commission and the Township Secretary with the impressed seal.
(f) 
The stamp and seal of the Montgomery County Planning Commission.
4. 
The following statement shall be required on the final plans, where applicable:
A. 
"The retention/detention basins and stormwater facilities (as shown on this plan) are a basic and perpetual plan of the storm drainage system of the Township of New Hanover, and as such are to be protected and preserved, in accordance with the approved final plan by the owner(s) on whose lands the structures(s) is(are) located. The Township of New Hanover and/or its agents reserves the right and privilege to enter upon such lands from time to time for the purpose of inspection of said retention/detention basin(s) in order to determine that the structural and design integrity are being maintained by the owner(s)."
"In the event that maintenance and structural integrity are not maintained by the owner as required by the Township, the owner hereby grants to the Township the right to enter upon such property and to perform any and all improvements, revisions or maintenance as may be determined necessary by the Township and to recover the costs thereof from the property owner by all lawful means including, but not limited to, the imposition of a municipal lien on the subject property."
B. 
"Open space land may not be separately sold, nor shall such land be further developed or subdivided."
C. 
"All development activities, such as clearing, grading, regrading, driveways, roads, buildings, septic systems, retention/detention basins and utility easements shall be limited to the natural resource protection standards as specified in Chapter 27, Zoning, as last amended. The remaining resources shall remain in its natural condition, including the natural forest ground cover. This restriction shall run with the land and be binding on the present and all future owners and/or lessees."