The standards, requirements, and procedures contained in this article shall govern the filing and processing of all applications for subdivision and/or land developments in Cheltenham Township.
All applications for subdivision and/or land development shall be classified as sketch plans, preliminary plans, final plans, or minor plans, as further regulated herein. Figure 3.1[1] below graphically presents the general plan processing procedure.
A. 
Sketch plans. Cheltenham Township strongly recommends that applicants submit a preapplication sketch plan in accordance with the requirements of § 260-13, Sketch plan requirements, and § 260-14, Sketch plan review procedure.
B. 
Preliminary plans. A preliminary plan is required to be filed for all proposals for subdivision and/or land development in accordance with the requirements of § 260-15, Preliminary plan requirements, and § 260-16, Preliminary plan submittal and review procedure.
C. 
Final plans. A final plan is required to be filed for all proposals for subdivision and/or land development in accordance with the requirements of § 260-17, Final plan requirements, and § 260-18, Final plan submittal and review procedure.
D. 
Minor plans. Applications that qualify as minor plans (as specified in § 260-20, Minor plan submittal requirements and review procedure, may be submitted for concurrent preliminary and final plan processing and approval, in accordance with the standards and requirements of that § 260-20.
E. 
Each plan, whether sketch, preliminary, final, or minor plan, shall be filed one at a time. No subsequent plans shall be filed until a decision on the preceding plan has been reached, except when preliminary/final plan approval is sought by the applicant; in such case, the applicant shall file their proposal cumulatively in accordance with the requirements of §§ 260-15 through 260-18 of this chapter.
F. 
The Board of Commissioners reserves the right to separate preliminary and final plan approval after joint preliminary/final plan application is filed, such that preliminary plan approval is a separate action of the Board from final plan approval.
[1]
Editor's Note: Said figure is on file in the Township offices.
A. 
Purposes. A sketch plan is not required of any subdivision or land development applicant and is entirely voluntary. The purposes served by a sketch plan are as follows:
(1) 
To inform Cheltenham Township of an applicant's intent to subdivide and/or develop a property and graphically show the concepts and extent of the proposal.
(2) 
To allow Cheltenham Township to provide the applicant with its informal advice and guidance, which shall not be binding on the Township, so that:
(a) 
Overall layout, circulation issues, and stormwater issues can be resolved prior to preparation of a preliminary plan.
(b) 
The preliminary plan approval process may then be able to proceed more efficiently.
(3) 
To show how a tract of land may be further subdivided or developed in cases where only a portion of a property is currently under an active proposal.
(a) 
A sketch plan may be shown on the preliminary plan for the subject site in the form of a reduced-scale inset drawing, although larger scale drawings are encouraged for review and discussion purposes.
(4) 
Sketch plans shall have no legal standing with regard to the formal plan approval process mandated by the Pennsylvania Municipalities Planning Code, but are recommended and will be considered as a tool for informal discussion and nonbinding guidance regarding future development issues.
B. 
Sketch plan information. It is recommended that a sketch plan be drawn clearly and legibly in a manner that can be reproduced electronically or printed, and, when printed, to a scale of not greater than 1:200, but it need not be a precisely surveyed or engineered plan, and it is recommended to show the following information:
(1) 
The entire tract boundary, total acreage, and acreage of each lot.
(2) 
Existing and proposed streets, lots, buildings, approximate building envelopes, setbacks and other improvements.
(a) 
This plan shall show a logical and efficient pattern of roads, lots, and/or buildings, as appropriate for the type of plan proposed and shall not be acceptable if it proposes lotting or development that would adversely impact floodplain, steep slopes, or other important site features.
(3) 
Significant physical or environmental features including but not limited to floodplain, steep slopes, woodlands, hydric soils, streams, and existing structures.
(4) 
Contour lines at five foot to ten foot intervals, based on USGS datum.
(5) 
Approximate locations for stormwater control facilities, if necessary.
(6) 
Location plan showing the relationship of the subject tract to the surrounding road network and major physical features (i.e., streams, rail lines, etc.).
(7) 
North arrow and scale.
(8) 
Name and address of the owner.
(9) 
Zoning district information.
(10) 
Name and address of the engineer, surveyor, architect, or plan preparer.
(11) 
Any additional information which the applicant believes will help explain the proposal.
C. 
The applicant shall make a request to the Cheltenham Township Director of Planning and Zoning or other designated person to be scheduled on the meeting agenda of the Cheltenham Township Planning Commission for presentation and discussion of the sketch plan, provided the plan is received at least 10 business days prior to the next Cheltenham Township Planning Commission meeting. However, if an applicant desires their sketch plan to be reviewed by the Township Engineer, a professional services agreement and escrow shall be established by the applicant.
The Cheltenham Township Planning Commission, followed by the Public Works Committee of the Board of Commissioners and copying the respective Board of Historical Architectural Review, if applicable, shall review sketch plans in accordance with the criteria contained in this chapter and with other applicable codes, ordinances, plans, and legal requirements. The applicant shall file eight paper copies plus one digital copy of the sketch plan for review. The Commission members shall discuss the plan with the applicant and advise the applicant as promptly as possible of the extent to which the proposed subdivision or land development conforms to the Cheltenham Comprehensive Plan and relevant standards of this chapter, and will discuss possible plan modifications that would increase its degree of conformity. The applicant may also choose to submit alternative sketch plans. Aspects of the sketch plan that may be evaluated include but are not limited to:
A. 
The location of all areas proposed for disturbance (streets, foundations, yards, septic disposal systems, stormwater management areas, etc.) with respect to notable features of natural or cultural significance as identified on the applicant's plan.
B. 
The potential for street connections with existing streets, other proposed streets, or potential developments on adjoining parcels.
C. 
The location of proposed access points along the existing road network.
D. 
The general location and extent of open space, preserved land, and trail system.
E. 
The location and extent and configuration of buildings, parking lots, and common areas in multifamily and commercial developments.
F. 
The proposed building density and impervious coverage.
G. 
The compatibility of the proposal with respect to the objectives and policy recommendations of the Cheltenham Comprehensive Plan, the Cheltenham Township Open Space Plan, the Cheltenham Township Revitalization Plan, and other pertinent Cheltenham Township plans and studies, as updated.
H. 
Consistency with Chapter 295, Zoning, of the Township Code.
I. 
Impacts on neighbors.
J. 
Consistency with neighborhood character.
This section contains the requirements for preliminary plans for subdivisions and/or land developments in terms of drafting standards, basic information, existing features, and proposed features.
A. 
Drafting standards. Plans shall be professionally prepared in compliance with the following:
(1) 
The plans shall be produced in a manner so that when printed on sheet media in compliance with the following standards the resulting plans will be at a standard engineering scale not exceeding 50 feet to the inch.
(2) 
Printed sheet size shall be 11 inches by 17 inches or 18 inches by 30 inches or 24 inches by 36 inches, appropriately related to the scale of the drawing.
(3) 
All printed sheets shall be the same size, and be numbered relative to the total number of sheets (i.e., 1 of 5, etc.)
(4) 
Where two or more printed sheets are needed to show the entire tract, a reduced scale key plan shall be provided to show how the sheets fit together. Match lines shall be shown.
(5) 
A reduced scale plan of the entire site at a scale greater than 100 feet to one inch may be required in cases where it would facilitate the review and approval process. Applicants are encouraged to submit such plans in cases where they are not required.
(6) 
Property lines shall be drawn and labeled in conformance with the Act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer, Surveyor, and Geologists Registration Act,"[1] and accepted surveying and civil engineering practices, including dimensions shown in feet and decimal fractions thereof, and bearings shown in degrees, minutes, and seconds.
(a) 
Any property line which abuts a street or other public way shall be measured from the legal or ultimate right-of-way.
(b) 
Property lines to be eliminated where two or more lots are proposed to be joined in common deed should be properly noted and depicted on the boundary to be removed.
[1]
Editor's Note: See 63 P.S. § 148 et seq.
B. 
Basic information. All preliminary plans shall show the following basic information:
(1) 
Name of the subdivision or land development.
(2) 
Name, address, and phone number of applicant and of the owner of record.
(3) 
Name, address, email, and phone number of the firm which prepared the plan and professional seal of the individual certifying its accuracy and compliance with applicable standards.
(4) 
Date of preparation of the plan and a descriptive list of revisions to the plan, and the revision dates.
(5) 
North arrow and scale displayed in graphic and written form.
(6) 
Location plan showing the relationship of the subject tract to the surrounding road network, adjacent properties, and major physical features.
(7) 
Entire tract boundary with bearings and distances and total tract acreage, including lot numbers and acreage or square foot area of each lot.
(8) 
List of the basic dimensional and density requirements of the applicable zoning district, compared to the applicant's proposal.
(9) 
Zoning classification(s) of all lands abutting the proposal.
(10) 
Names of all current owners of immediately adjacent lands.
(11) 
Statement showing:
(a) 
Number of acres under proposal (net and gross acreage should be indicated in accordance with Chapter 295, Zoning, of the Township Code).
(b) 
Number of lots and/or dwelling units and total building area. If existing buildings are to be reused, the building area should be expressed as existing building area and additional building area.
(c) 
Number of open space or commonly held lots and land areas. The total acreage of these shall be indicated.
(12) 
Description of variances or special exceptions approvals, conditions of their approval, and the dates they were granted, if any.
(13) 
Description of all deed restrictions, including conservation and environmental, easements, or other covenants affecting the property or development of the tract. The following information shall be included: the parties to the agreement, the beneficiary(ies) of the restrictions, easements and covenants, the title of the document or instrument creating the restrictions, easements and/or covenants, and a reference to their deed and page book recording location.
(14) 
Requirements of any other local ordinance which may affect the proposal.
(15) 
Legend which shall be sufficient to indicate clearly between existing and proposed conditions.
(16) 
Name and address of the owner of record, if different from the applicant.
(17) 
Tax parcel number(s) of all parcels being subdivided or developed.
(18) 
Deed book and page numbers for all parcels being subdivided or developed.
(19) 
Note which states "Preliminary plan: not to be recorded."
(20) 
Contour lines at vertical intervals of not more than two feet for land with natural slopes averaging 5% or less, and not more than five feet for land with natural slopes averaging more than 5%.
(21) 
Owner's statement of intent block, which indicates the owner's intent for the application by summarizing the proposal.
(22) 
Reserved space for signature blocks for Cheltenham Board of Commissioners President, Township Secretary, Cheltenham Township Planning Commission Chair, Township Engineer, Notary, and the Montgomery County Planning Commission at a size and in a location according to their latest requirements.
C. 
Existing features plan. Within the tract proposed for subdivision and/or land development, and within 200 feet of the tract boundaries, the following information shall be shown on the preliminary plan:
(1) 
Tract boundary lines, easements, deed restrictions, current owners of the subject and neighboring properties, and current uses of each.
(2) 
Streets, including alleys and unopened streets, bordering or crossing the tract, including:
(a) 
Locations and distances to nearest intersection off the drawing.
(b) 
Names.
(c) 
Rights-of-way.
[1] 
Legal.
[2] 
Ultimate.
(d) 
Center-line courses, distances, and curve data.
(e) 
Cartway and paving widths.
(f) 
Curblines.
(g) 
Radii at intersections.
(h) 
Street location tie-ins to nearest intersection by courses and distances.
(i) 
Sight distance at existing intersections.
(j) 
Location and type of all existing traffic control signs, line striping, signals, and devices.
(k) 
Surface conditions.
(l) 
Location of driveways, curbs and their radii, sidewalks, trails, traffic signals, line striping, streetlighting, and any signs, whether public or private.
(3) 
Water resources, including:
(a) 
Watershed designation.
(b) 
Lakes and ponds.
(c) 
Vernal pools and seeps.
(d) 
Wetlands, swamps, marshes, and riparian buffers.
(e) 
Watercourses and their sizes in addition to any springs.
(f) 
Existing well locations: in use, capped, and abandoned.
(g) 
Flood-prone or floodplain areas including, where applicable, the base flood elevation using data from FEMA studies, plus a note indicating the source of hydrologic and hydraulic data for 100-year flood limits, or Montgomery County Soil Survey when applicable, as determined appropriate by the Cheltenham Township Engineer for the watercourse(s) affecting the site.
(4) 
Sanitary sewers, including:
(a) 
Pipe locations.
(b) 
Pipe sizes, lengths, and materials.
(c) 
Direction of flow.
(d) 
Gradient of flow.
(e) 
Manholes.
(f) 
Invert elevations.
(g) 
Septic systems and drain fields.
(5) 
Storm sewers, including:
(a) 
Pipe locations.
(b) 
Pipe sizes, lengths and materials.
(c) 
Direction of flow.
(d) 
Gradient of flow.
(e) 
Inlets, catch basins, manholes, outfalls/headwalls, and channels.
(f) 
Invert elevations.
(g) 
All stormwater management controls.
(6) 
Other existing stormwater and/or erosion control facilities, including:
(a) 
Basins and underground detention facilities.
(b) 
Swales, rain gardens, infiltration areas, and level spreaders.
(c) 
Diffusion devices.
(d) 
Velocity controls.
(e) 
Other flood or erosion protection facilities.
(f) 
Related technical data for those facilities.
(7) 
Existing vegetation. Only vegetation within the tract boundaries need to be shown on the plan. This includes overhanging branches from neighboring tracts. The following information shall be gathered and attested to by an arborist, or other professional who is certified.
[Amended 12-16-2020 by Ord. No. 2415-20]
(a) 
Information about the location, size, species, condition and possible remediation of all trees three inches dbh or greater. Trees shall be given an identification number and located on the existing features plan with the identification number and a symbol that represents the canopy of the tree. This symbol can be based on a standard-sized tree of similar dbh, or preferred, on the actual dripline. This symbol shall also indicate whether the tree is to remain (to be preserved) or to be removed. Tree size (dbh), species, condition and possible remediation shall be entered on the plan in table form, similar to Figure 3.1-Tree Inventory. Existing trees and vegetation proposed to comply with any landscaping requirements of this chapter shall be indicated as such on the plan.
Figure 3.1. Tree Inventory
260 Figure 3.1 Tree Inventory.tif
(b) 
Outer limits of woodlands edge and a general description of tree types, sizes, and conditions.
(c) 
Specimen trees of significant size, type, or historical/community significance. Identify all specimen trees greater than 24 inches diameter at breast height (dbh) on plans. A waiver of § 260-15C(7)(a) ("Location, size, species. . .") above does not include a waiver of this provision.
(d) 
Notwithstanding § 260-304C, only vegetation within the tract boundaries need be shown on the plan. This includes any vegetation on adjacent tracts whose canopy overhangs the tract boundaries.
(8) 
Geologic features. The locations and limits of geologic features which may affect the locations of proposed streets or buildings, including:
(a) 
Rock outcroppings.
(b) 
Quarries.
(c) 
Sink holes and karst formations.
(d) 
Ravines.
(e) 
Woodlands.
(9) 
Soil types, including:
(a) 
Mapped limits.
(b) 
Names. Include the source of the names.
(c) 
Significant limitations, such as high-water table, ponding or flooding, or shallow bedrock.
(10) 
Contour information, including:
(a) 
Contour lines at a vertical interval of one foot for land with natural slopes averaging 2% or less and a maximum of two feet for land with natural slopes averaging greater than 2%.
(11) 
Other man-made features, including:
(a) 
Location, size, character, and configuration of existing buildings or structures, driveways, parking lots or any type of paved surface on the subject tract, labeled "to remain" or "to be removed" as applicable.
(b) 
Location and description of existing buildings and other structures less than 400 feet beyond the tract boundaries. A high-definition aerial photograph may be used to satisfy this requirement, provided that the aerial photograph was captured within one year of the latest plan submission.
(c) 
Location, type, and ownership of utilities (including, but not limited to, electrical, cable, fire hydrants, gas lines, water lines, and other utilities, etc.), both above- and below ground, on both sides of street rights-of-way and within 50 feet of the tract or project boundary with notes to describe:
[1] 
Easement or right-of-way dimensions.
[2] 
Additional setback or development restrictions imposed by the utility company or other regulations.
[3] 
Specific type of product transported with pipelines.
(d) 
Other man-made topographical or other features that may affect the potential layout of lots and buildings.
(12) 
Other information as recommended by the Township Planning Commission or deemed necessary by the Board of Commissioners.
D. 
Proposed features and lotting plan. Within the tract proposed for subdivision and/or land development, the following information shall be shown on the preliminary plan:
(1) 
Tract boundary lines, existing and proposed easements, existing and proposed deed restrictions, and current owners of the subject tract.
(2) 
Any features from the existing features plan which may affect the potential layout of lots, buildings, and other improvements.
(3) 
The quantity and layout of the areas of natural features conserved according to the criteria for conservation of natural resources in open space in § 260-31C of this chapter.
(4) 
Subdivision and/or land development layout.
(a) 
Proposed streets, alleys, driveways, and parking areas, including:
[1] 
Names or other identification.
[2] 
Right-of-way widths and lines.
[3] 
Cartway and paving widths.
[4] 
Center-line courses, distances, and curve data.
[5] 
Curblines.
[6] 
Radii at intersections.
[7] 
Street location tie-ins to nearest intersection by courses and distances.
[8] 
Tentative grades to an existing street at a point of 400 feet beyond the boundaries of the subject tract.
[9] 
Capacity of parking areas showing individual parking spaces, loading spaces, accessible parking and reserved aisles, dumpster locations, and reserved areas for compact cars and/or carpooling.
[10] 
Sight distance at proposed intersections with existing streets.
[11] 
Location and type of all traffic control signs, line striping, signals, and devices proposed to be installed.
[12] 
Rights-of-way or access easements proposed for storm drainage facilities/areas.
[13] 
Plan of streetlighting indicating location and type of fixtures to be installed.
(b) 
Layout and dimensions of all lots, as defined within Chapter 295, Zoning, of the Township Code, and the proposed use of any nonresidential lots shall be noted.
(c) 
Water resources and other natural features identified in § 260-15C(3) and (7), respectively, above.
(d) 
Depth of water table, along with the location of test borings, where applicable.
(e) 
All building setback lines (including existing buildings to be used).
(f) 
All parking setback lines where applicable.
(g) 
Buffer yard and screening setbacks where applicable.
(h) 
Proposed sidewalk, trail, or other walkway locations.
(i) 
Proposed buildings, including:
[1] 
Locations, including existing and proposed buildings, existing and proposed trees and plantings, and to control points and monuments.
[2] 
Configurations.
[3] 
Sizes (ground level floor area, total floor area, number or stories, and height).
[4] 
Total building coverage (square feet and percentage of site).
[5] 
Locations, configuration, and types of accessory structures.
[6] 
Ground floor elevations.
[7] 
All points of ingress and egress.
(j) 
Soil types with their limitations based on the latest USGS soil data.
(k) 
Common use areas, including:
[1] 
Open space areas.
[a] 
Locations.
[b] 
Configurations.
[c] 
Size.
[d] 
Use, maintenance, and management of common area.
[e] 
Proposed ownership of common area.
[2] 
Recreation facilities.
[a] 
Locations, configuration, and size.
[b] 
Types of facilities.
[c] 
Proposed ownership.
[3] 
Parking, driveway, or road areas when privately owned for common use.
[4] 
Walkways or pathways.
[5] 
Notes regarding offers of dedication or retention in private ownership, as applicable.
(l) 
Areas to be dedicated for proposed uses or reserved for future uses, including:
[1] 
Road widenings, ultimate rights-of-way, and road extensions.
[2] 
Stormwater management facilities.
[3] 
Open space and recreational land.
[4] 
Additional subdivision or land development in sketch form, in accordance with the requirements of § 260-13, Sketch plan requirements, and in accordance with the intent of § 260-14, Sketch plan review procedure.
[5] 
Explanatory notes for such future uses.
(m) 
Where development of less than the entire tract is intended, or where the tract is intended to be developed at less than maximum density, a sketch development plan for the entire parcel or the portion of the parcel not proposed to be developed shall be provided.
(n) 
Impervious coverage area calculations.
(o) 
Proposed landscaping plan, which shall be prepared, signed and sealed by a landscape architect licensed in the Commonwealth of Pennsylvania, including:
[1] 
Existing vegetation to be removed.
[2] 
Existing vegetation to be preserved, including documentation of tree protection area measures.
[3] 
A plan of proposed plantings showing the locations of natural feature preservation, street trees, parking lot landscaping, stormwater facilities landscaping, and any required buffer areas and site landscaping.
[4] 
Proposed planting schedule, including the quantities, location, species, and installation sizes of plantings, as per American Standard for Nursery Stock (ANSI) Z60.1 2004, most current edition.
[5] 
Existing and proposed contours including related landscape features such as earth berms and water features.
[6] 
Other planting areas managed for naturalized settings.
[7] 
Documentation of existing and proposed stormwater management features.
[8] 
Existing and proposed utilities.
(p) 
Proposed outdoor lighting plan.
[1] 
Proposed fixtures in roadways, parking lots, and other public areas, including fixtures intended to enhance building security.
[2] 
A detailed ten-foot grid showing the horizontal maintained footcandle levels at grade, to the boundary of the site or past the boundary until the illumination values reach 0.0 footcandles. Illumination levels at the property boundary shall be no greater than 0.5 footcandles.
[3] 
The minimum and average, and maximum maintained illumination levels for the areas being illuminated to demonstrate compliance with lighting requirements in Cheltenham Township including, but not limited to, those requirements of § 260-79 and Chapters 235 and 295 of the Township Code.
[4] 
Description of existing and proposed equipment including;
[a] 
The mounted height from the lowest point of the fixture to the finished grade.
[b] 
Fixture mounting equipment.
[c] 
Light shielding angle and device for shielding.
[d] 
Light standard or pole height and type of material.
[5] 
Manufacturer's cut sheets and specifications.
(5) 
Grading and drainage plan. The following information shall be shown on the preliminary plan:
(a) 
Proposed contours for the entire site at a vertical interval of one foot for land with natural slopes averaging 2% or less, and a maximum of two feet for land with natural slopes averaging greater than 2%.
(b) 
Approximate limits of site disturbance, including a clear delineation of existing vegetation including trees, hedge rows, wooded areas, scrub growth, meadow, and actively farmed land:
[1] 
To be removed.
[2] 
To be preserved, including method of preservation.
[3] 
Topsoil storage and protection areas.
(c) 
Stormwater management and erosion control and sedimentation facilities, including:
[1] 
Basins and underground detention facilities.
[2] 
Swales, rain gardens, and infiltration areas.
[3] 
Diffusion devices.
[4] 
Velocity controls.
[5] 
Pipe locations.
[6] 
Pipe sizes, lengths, and materials.
[7] 
Direction of flow.
[8] 
Gradient of flow.
[9] 
Inlets, catch basins, outfalls/headwalls, channels, and manholes including rim and invert elevations.
[10] 
Invert elevations.
[11] 
Design calculations for these facilities shall be submitted in report form with a note on the plan referencing the report.
(d) 
Indicate existing trees to remain and proposed tree protection areas measures.
(6) 
Infrastructure plan.
(a) 
Drafting standards. The same standards shall be required for an improvement construction plan as for a preliminary plan, except that the horizontal scale of the plan and profile shall not be in excess of 50 feet to the inch and the vertical scale of the plan shall be two feet, five feet, or 10 feet to the inch, whichever is appropriate.
(b) 
Sanitary sewer line locations, clearly identifying the following:
[1] 
Pipe sizes, lengths, and materials.
[2] 
Direction of flow.
[3] 
Gradient of flow.
[4] 
Manholes.
[5] 
Invert and rim elevations.
(c) 
Sanitary sewage pumping stations.
[1] 
Dimensions and material of pumping station.
[2] 
Pump type.
[3] 
Float and alarm elevations.
[4] 
Electrical equipment.
[5] 
Force main material, location, size and tie-in.
(d) 
Water supply facilities, including:
[1] 
Central water supply lines.
[2] 
Pipe sizes and materials.
[3] 
Fire hydrant locations within 400 feet of primary buildings.
(e) 
Finished floor elevations of proposed buildings.
(f) 
Municipal waste disposal facilities.
(g) 
Location, type, and ownership of the elements and facilities of utilities, both above- and below ground, with notes to describe:
[1] 
Easement or right-of-way dimensions.
[2] 
Additional setback or development restrictions imposed by the utility company or other regulations.
[3] 
Specific type of product transported with existing or proposed pipelines.
(7) 
Cross sections, profiles, and preliminary structural designs. The following shall be provided:
(a) 
Drafting standards. The same standards shall be required for an improvement construction plan as for a preliminary plan, except that the horizontal scale of the plan and profile shall not be in excess of 50 feet to the inch and the vertical scale of the plan shall be two feet, five feet, or 10 feet to the inch, whichever is appropriate.
(b) 
Cross section and center-line profile for each proposed or widened cartway, driveway, or parking area shown on the preliminary plan, including:
[1] 
Road center-line grades and vertical curvature, including road center-line elevations shown at horizontal intervals of 25 feet along vertical curves and 50 feet for straight grades.
[2] 
Profiles for sanitary sewers, water mains, storm drains, including locations of manholes, inlets, and catch basins.
[a] 
Location, size, length, and type of line with stations.
[b] 
Slope between manholes and/or inlets.
[c] 
Location of laterals or water services including fire hydrants, valves, tees and fittings.
[d] 
Existing ground surface with elevation of rim/grate and invert elevations.
[e] 
Location, size, depth, and type of material of all other utilities in the vicinity of the pipe.
[f] 
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 site difference.
(c) 
Preliminary design of any bridges, culverts, or other structures and appurtenances which may be required.
(d) 
Preliminary design and structural details of stormwater management improvements.
(e) 
Cross section (streets).
[1] 
Right-of-way and cartway width.
[2] 
Type, thickness, and crown of paving.
[3] 
Type and size of curb.
[4] 
Grading of sidewalk area.
[5] 
Location, width, type and thickness of sidewalks.
[6] 
Grading of stormwater swale adjacent to cartway.
[7] 
Typical location of sewers and utilities, street trees, streetlights and other improvements along roads.
(f) 
The stormwater BMP operations and maintenance plan. A statement shall be included by the applicant acknowledging that stormwater BMPs cannot be altered or removed without the approval of the Township.
(8) 
Supporting information.
(a) 
A new development schedule including the approximate date when the construction is expected to begin and be completed.
(b) 
A copy of all restrictions, easements, or covenants, if any, under which lots are to be sold.
(c) 
Traffic impact or water permeability studies, if applicable.
(d) 
A plan for the ownership, maintenance, and management of open space areas and stormwater BMPs.
(e) 
Reports or letters regarding availability of sewer and water facilities. Developments utilizing public water or sewer facilities shall provide evidence satisfactory to the Cheltenham Board of Commissioners that capacity is available and those services will be provided to the subdivision and/or land development.
(f) 
Copies of letters and permit applications to all reviewing agencies.
(g) 
Stormwater calculations and reports.
(h) 
Wetlands delineation study, if applicable.
(i) 
Flood and floodplain report including data from FEMA studies and any hydrologic and hydraulic data.
(9) 
Floodplain areas.
(a) 
Any lots or lots proposed for development which lie in whole or in part within the Floodplain Conservation Overlay District, as defined in Chapter 295, Zoning, of the Township Code shall comply with all standards therein, in addition to the standards of this Subsection D(9).
(b) 
All subdivisions and land development plans shall be demonstrate the following:
[1] 
Proposals are consistent with the need to minimize flood damage;
[2] 
Public utilities and facilities, such as sewer, gas, electrical and water systems are located and constructed to minimize or eliminate flood damage; and
[3] 
Adequate drainage is provided so as to reduce exposure to flood hazards.
(c) 
Where the subdivision or land development lies partially or completely in a floodplain or where the subdivision or land development borders on a floodplain, the plan shall include detailed information giving the location and elevation of existing and proposed streets, water supply and sanitary facilities, building sites, structures, soil types and proposed floodproofing measures. Such plan shall also show contour lines as described in § 260-13G(3) of this chapter, and identify accurately the boundaries of the floodplain and the base flood elevation. When floodproofing measures are for a structure within a floodplain, a registered professional engineer or architect shall certify that the floodproofing measures are adequate to meet the requirements of this chapter and other Township ordinances.
(d) 
The developer shall provide proof that adequate precautions against flood damage have been taken with respect to the design of any buildings or structures located wholly or partially within a floodplain area.
(e) 
A copy of all plans for new construction in floodplain areas shall be submitted to the Township and to the Montgomery County Conservation District for review and approval. Further, the required Pennsylvania Department of Environmental Protection (PA DEP) permits must be obtained prior to final plan approval. The requirements of the Conservation District and the PA DEP permits must be incorporated into the proposed plan(s).
(10) 
Additional plans. Other plans as required to comply with this chapter or the provisions of Chapter 295, Zoning, of the Township Code.
(11) 
Other information as recommended by the Township Planning Commission or deemed necessary by the Board of Commissioners.
The procedures and requirements contained in this section shall govern the submittal and review of preliminary plans for subdivision and land development.
A. 
Twenty half-size paper copies (no greater than 11 inches by 17 inches) and two full-size paper copes (24 inches by 36 inches) of the preliminary plan shall be filed with the Cheltenham Township Director of Planning and Zoning, or other designated person, in person by the applicant or applicant's agent, during normal business hours. In addition to the paper copies of the plans required for submission, the applicant shall also provide a compact disk with plan sheets in GIS, CADD, and PDF, or other acceptable software format, whereupon the applicant may reduce the required number of copies by an amount indicated by the Director of Planning and Zoning.
B. 
Notice of all applications for the approval of a subdivision and/or land development shall be given by the applicant by conspicuously posting a written notice of the application on the affected tract prior to submission of the preliminary plan. This notice shall be posted at least 14 calendar days prior to the public meeting of the Planning Commission when the preliminary plan will first be reviewed. The notice shall adhere to the following:
(1) 
The notice must remain in place until final plan approval is given. The notice shall be removed not later than 10 calendar days after final action on the final plan is taken.
(2) 
The notice shall be printed on a sign with the minimum dimensions of 24 inches by 36 inches of the type used for real estate sales.
(3) 
As a minimum, the sign shall state the following: "This property is subject to a subdivision and land development application in Cheltenham Township." This statement shall be in black letters that are large enough for the statement to cover the entire area of the sign.
(4) 
The sign(s) shall be posted in such location(s) that is/are clearly visible from each adjacent roadway.
(5) 
Proof of posting by way of dated photograph must be provided to the Cheltenham Township Director of Planning and Zoning by the applicant one week prior to the aforementioned public meeting of the Planning Commission, otherwise the application may be removed from the agenda for the meeting, the application may be denied, or the statutory ninety-day review period may be paused or extended until compliance is remedied.
C. 
Plans must be accompanied by:
(1) 
Cheltenham Township filing fees, in accordance with the fee schedule adopted by resolution of the Board of Commissioners in effect at the time of the application.
(2) 
Montgomery County Planning Commission review fee.
(3) 
Completed Cheltenham Township application, administrative forms, and signed consultant professional services agreement, which is available from the Township.
(4) 
Waiver request letter, the contents of which shall conform to the requirements § 260-21 of this chapter.
D. 
The Cheltenham Township Director of Planning and Zoning or other designated person shall review the application filed, including administrative forms, waiver request letters, preliminary plans, and other required studies and reports and determine if the application form is completed correctly, the correct number of plans have been submitted, the Township consultant professional services agreement has been signed, all required fees have been paid, and the application is otherwise complete, and, if so, will then stamp the plans with the plan filing date.
E. 
The preliminary plan shall be placed on the agenda of the next regularly scheduled meeting of the Cheltenham Township Planning Commission following the plan filing date, provided that adequate time has been allotted for Township consultants and other reviewing agencies to review and submit their report and recommendations on the plans, or as provided by law.
F. 
The Cheltenham Township Manager may distribute copies of the plan and all supporting information to the following for review and recommendations:
(1) 
Cheltenham Township (two).
(2) 
Cheltenham Township Planning Commission (three).
(3) 
Montgomery County Planning Commission, along with appropriate fee (one).
(4) 
Cheltenham Township Engineer (one).
(5) 
Cheltenham Township Solicitor (one).
(6) 
Cheltenham Fire Marshal (one).
(7) 
The applicant shall also provide three copies to be distributed at the Township's discretion, and one electronic copy. The applicant shall furnish additional copies of the preliminary plans and supporting information at the Township's request.
G. 
All preliminary plans and revisions to the plans shall be submitted to Cheltenham Township for review by the Cheltenham Township Engineer, the Township Solicitor, and such other technical advisors as may be requested by the Cheltenham Township Planning Commission (collectively, the "Township consultants"), and by the Montgomery County Planning Commission and other appropriate reviewing agencies, who shall provide their written comments to the Cheltenham Township Planning Commission for its consideration. Upon completion of its review of the preliminary plan submission and recommendations of the Township consultants and reviewing agencies, the Township Planning Commission shall provide its written recommendations to the Public Works Committee of the Cheltenham Board of Commissioners.
H. 
Cheltenham Township shall have a period of 90 days to review and take action on the preliminary plan, unless the applicant has agreed, in writing, to an extension of the review period.
(1) 
The ninety-day time period shall commence on the date of the regularly scheduled Cheltenham Township Planning Commission meeting next following the plan filing date, provided that if the next regular meeting of the Cheltenham Township Planning Commission shall occur more than 30 days after the plan filing date, the ninety-day period shall be measured from the 30th day following the plan filing date.
(2) 
An extension of the review period for an unlimited period of time, revocable upon 60 days' prior written notice to the Township, may be granted in writing by the applicant, provided that such unlimited extension of time shall not preclude the Board of Commissioners from taking action to accept or reject the preliminary plan at any time it elects to do so in good faith.
I. 
The Cheltenham Board of Commissioners shall consider the preliminary plan application at one or more of its public meetings following receipt and consideration of the recommendations of the Cheltenham Township Planning Commission, Cheltenham Township Engineer, Township Solicitor, other Township consultants, the Montgomery County Planning Commission, and/or other reviewing agencies and technical advisors, as requested, and shall render a decision on the preliminary plan submission within 90 days following the date of the regular meeting of the Cheltenham Township Planning Commission next following the plan filing date or any extension thereof, if applicable.
(1) 
Provided, in accordance with the Pennsylvania Municipalities Planning Code, that the Cheltenham Board of Commissioners shall not approve an application for preliminary plan approval until the Montgomery County Planning Commission report of its recommendations is received, or until the expiration of 30 days from the date the application along with any appropriate fees were forwarded to the county.
(2) 
The applicant or appropriate representatives shall be present at all public meetings at which the preliminary plan is to be discussed and shall be prepared to provide a presentation of the proposed subdivision and/or land development utilizing paper display maps and digital projected images.
(3) 
In accordance with the policies of the Montgomery County Planning Commission, the date the application was forwarded to the county shall be considered to be:
(a) 
The date noted on Cheltenham Township's request for review, or
(b) 
Two days prior to the county's receipt of the request if no date is noted on the request, except that in no instance will the date be earlier than five days prior to the county's receipt of the request.
J. 
Revisions to plans. Revisions to a preliminary plan proposal shall proceed as follows:
(1) 
Each preliminary plan revision submitted to the Township shall be accompanied by a letter from the applicant, or applicant's agent, which shall restate and provide itemized responses to all review comments prepared by the applicable reviewing agencies and Township Consultants on the previous submission, describe the specific revisions made to the preliminary plan and/or accompanying documents to address the review comments, and identify the sheet or page number in which each revision may be found.
(2) 
Such letter also shall describe, in detail, any and all revisions made to the preliminary plan and/or accompanying documents since the previous submission not requested by such review comments. Each change made to a preliminary plan, and each subsequent plan, as well as the revision date of each change made, shall be noted on the plan itself.
(3) 
If one or more revisions are made to the preliminary plan and not disclosed or identified in writing by the applicant or applicant's agent, said undisclosed or unidentified revisions shall not be part of, and shall be excluded from, any resulting preliminary plan approval.
(4) 
Any preliminary plan approval by the Board of Commissioners where the plan contains undisclosed or unidentified revisions that are noncompliant with the requirements of this chapter or any other applicable laws, statutes, ordinances, rules or regulations, shall in no way relieve the applicant of its obligation to fully comply therewith.
(5) 
The applicant shall be required to pay all costs and expenses, including but not limited to engineering and legal fees, incurred by the Township associated with identifying and appropriately addressing undisclosed revisions to the preliminary plan submission.
K. 
Procedure following the Cheltenham Board of Commissioners Decision. When the Cheltenham Board of Commissioners makes a decision on a preliminary plan, one of the following procedures shall be followed, depending on the type of decision:
(1) 
Denial. If the Cheltenham Board of Commissioners denies a preliminary plan, then the written notification to the applicant shall specify the defects found in the application and describe the requirements which have not been met, and shall cite the provisions of the statute or ordinance relied upon.
(a) 
When the decision reached concerning an application for approval of a specific plan results in a denial of the plan, then the applicant, when and if they should reapply, requesting approval of the plan, shall do so in accordance with the plan sequence outlined in § 260-16, Subsections A through H, herein, and the additional procedures below.
(2) 
Approval. If the Cheltenham Board of Commissioners approves a preliminary plan, as filed by the applicant, then the Secretary will so certify thereon, including any changes thereto on the date shown, and a copy of the approved plan will be forwarded to the applicant. The applicant shall then submit two paper copies of the approved plan for Cheltenham Township seal and signature.
(3) 
Approval subject to conditions.
(a) 
If the Board of Commissioners finds a preliminary plan to be deficient or defective, but would approve the plan with certain remedies, conditioned upon the performance of any act or the obtaining of any other approval or permit by the applicant, the applicant shall be given the opportunity to accept or reject the conditions within a ten-day period. Conditional approval of the plan shall be rescinded automatically, without action of Cheltenham Board of Commissioners, upon the applicant's written rejection of such conditions, or upon the applicant's failure to accept or reject such conditions within 10 days of the written notice being issued by the Board of Commissioners, or written notice of the approval subject to conditions shall be provided to the applicant, which includes the following information:
[1] 
Specify the defects found in the application and describe the requirements which have not been met, and shall cite the provisions of the statute or ordinance relied upon, the conditions of approval, and a request for the applicant's written agreement to the conditions.
[2] 
State that the application has been conditionally approved subject to the remedying of defects and satisfaction of the requirements not yet met, if the applicant agrees to the conditions within the ten-day period, and if such conditions are not agreed to within the ten-day period, then the application is automatically denied.
(b) 
Following the timely submission of the applicant's written agreement to the conditions specified by the Cheltenham Board of Commissioners, the applicant shall submit two paper copies of the preliminary plan and additional supporting documentation, if any, which show compliance with the conditions, by plan revision or notation, for Cheltenham Township seal and signatures.
(4) 
The approval of a preliminary plan near or within the floodplain shall not constitute a representation, guarantee, or warranty of any kind by the municipality, or by any official or employees thereof, of the practicability or safety of the proposed plan and shall create no liability upon the Township of Cheltenham, its officials, or employees. The degree of floodproofing intended to be provided by this chapter is considered reasonable for regulatory purposes and is based on engineering and scientific methods of study. This chapter does not imply that areas outside floodplains or subdivisions or land developments permitted within such areas will always be totally free from flooding or flood damage. This requirement shall be disclaimed, as a note on the plan, on any plan which is submitted for approval or recording.
(5) 
Written notification of the Cheltenham Board of Commissioners' decision shall be communicated to the applicant by hand delivery or by mail to the applicant's last-known address not later than 15 days following the decision or before the end of the extension period, if any, whichever shall occur first.
L. 
Effective period of approval. Approval shall be effective for a period of five years from the date of plan approval in accordance with the Pennsylvania Municipalities Planning Code.
(1) 
No subsequent change or amendment in the zoning, subdivision, or other governing ordinance or plan shall be applied to affect adversely the right of the applicant to commence and to complete any aspect of the approved development in accordance with the terms of such approval within that five-year period.
(2) 
Where final plan approval is preceded by preliminary plan approval, the five-year period shall commence from the date of the preliminary plan approval. In the case where preliminary and final plan approval are concurrent, the five-year period shall be measured from the date of that concurrent approval.
(3) 
In the case of a preliminary plan calling for the installation of improvements beyond the five-year period, a schedule shall be filed by the applicant with the preliminary plan delineating all proposed sections of the development as well as deadlines within which applications for final plan approval of each section are intended to be filed.
(a) 
Such schedule shall be updated annually by the applicant on or before the anniversary of the preliminary plan approval, until final plan approval of the final section has been granted.
(b) 
Any modification in the aforesaid schedule shall be subject to approval of the Cheltenham Board of Commissioners at its discretion.
(c) 
Each section in any residential subdivision or land development, except for the last section, shall contain a minimum of 25% of the total number of dwelling units as shown on the preliminary plan, unless a lesser percentage is approved by the Cheltenham Board of Commissioners in its discretion.
(d) 
Provided the applicant or landowner has not defaulted with regard to or violated any of the conditions of the preliminary plan approval, including compliance with the aforesaid schedule, then for any section or sections, beyond the initial section, in which the required improvements have not been substantially completed within the initial five-year period, no subsequent change or amendment in the zoning, subdivision, or other governing ordinance or plan shall be applied to affect adversely the right of the applicant to commence and to complete each subsequent section for an additional term or terms of three years from the date of final plan approval for each section.
(e) 
Failure of the applicant or landowner to adhere to the schedule of submission of final plans for the sections shall subject any such section to any and all changes in zoning, subdivision and other governing ordinances enacted by Cheltenham Township subsequent to the date of initial preliminary plan submission.
All final plans for subdivisions and/or land developments shall consist of two basic parts, the improvements construction plan and the record plan, and shall comply with the requirements of this section. The final plans shall conform in all details and to the terms of approval of the preliminary plans and to the most recent administrative regulations adopted by the Cheltenham Board of Commissioners for such purposes.
A. 
Twenty paper copies (no greater than 11 inches by 17 inches) and two full-size paper copes (24 inches by 36 inches) of the final plan shall be filed with the Cheltenham Township Director of Planning and Zoning or other designated person, in person by the applicant or applicant's agent during normal business hours. In addition to the paper copies of the plans required for submission, the applicant shall also provide a compact disk with plan sheets in GIS, CADD, and PDF, or other acceptable software format, whereupon the applicant may reduce the required number of copies by an amount indicated by the Director of Planning and Zoning.
B. 
Improvements construction plan.
(1) 
Drafting standards. The same standards shall be required for an improvements construction plan as for a preliminary plan.
(2) 
Information to be shown. The plan shall contain sufficient information needed for the construction of the proposed streets, or any portion thereof, including all appurtenances, sewers and utilities, as shown on the approved preliminary plan. This information shall also include:
(a) 
Construction detail drawings. Drawings in sufficient detail shall be provided for all site improvements.
C. 
Information provided to indicate potential future development of portions of the tract not to be developed and not a part of the application, even if required by the Township during the preliminary plan phase and on preliminary plans when approved, shall be removed from the final plan.
D. 
Additional information. The following additional information shall be submitted with the final plan.
(1) 
All required local, state, and federal permits that have been issued shall be submitted with the final plan. These permits may include Montgomery County, PADOT, or Cheltenham Township road access permits; PA DEP permits for drainage, stream alteration, wetlands encroachment, water quality discharge, dams, erosion and sedimentation control, air pollution, or sanitary sewage facilities.
(2) 
The following statements shall be required on the final plan:
(a) 
"The approved improvement construction plan, a copy of which may be inspected at the Cheltenham Township Office, has been made a part of the approved final plan."
(b) 
"For access to a highway under the jurisdiction of PADOT, a highway occupancy permit is required, pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No. 428) known as the "State Highway Law." Access to the state highway shall be only as authorized by the highway occupancy permit."
(3) 
All engineering calculations which support the proposed improvements such as drainage calculations, sanitary facility design calculations, or structural calculations.
(4) 
Sewage facilities plan approval from PA DEP in compliance with the Township's Act 537 Sewage Plan.
(5) 
Approval of the erosion and sediment control plan from the Conservation District.
(6) 
Stormwater management permits from PA DEP, including but not limited to NPDES permits.
E. 
Record plan.
(1) 
Drafting standards. The same standards shall be required for a record plan as for a preliminary plan, and, in addition, for recording purposes, the plans shall be placed on sheet sizes of 11 inches by 17 inches or 24 inches by 36 inches. All lettering and lines shall be drawn to be legible if the plan is reduced to half-size. A two-inch border on the left side of the plan shall be free of information.
(2) 
Information to be shown. The plan, which shall include all portions of the approved preliminary plan, shall also show:
(a) 
Basic information, as required for a preliminary plan, § 260-13B.
(b) 
Courses and distances sufficient for the legal description of all the lines shown on the plan. The error of closure shall not be greater than one part in 10,000.
(c) 
Names or identification of the following:
[1] 
Abutting owners.
[2] 
All dimensional and technical descriptions of roads.
[3] 
Easements and the monumentation thereof.
[4] 
Rights-of-way.
[5] 
The location of all floodplains and steep slopes (over 15%).
[6] 
Open space, recreation, and/or other common use areas.
[7] 
Other public improvements.
[8] 
For land development plans, all additional information pertinent to the location and construction of site improvements, including buildings, walks, parking, driveways, and other related facilities.
[9] 
Parcel identification number.
[10] 
Montgomery County Planning Commission file number.
[11] 
Delineation of phases of construction if the development is proposed to be built in more than one phase.
(d) 
All lots deeded to the ultimate right-of-way so that a single deed may be drawn to the appropriate body having jurisdiction for the dedication of streets by the applicant.
(e) 
Documentation on the plans that the plans are in conformance with the Zoning Ordinance[1] and other applicable Cheltenham Township ordinances and regulations. In any instance where such plans do not conform, evidence satisfactory to the Township on advice of the Township Solicitor shall be presented that an exception, waiver, or variance has been officially authorized.
[1]
Editor's Note: See Ch. 295, Zoning.
(f) 
The location, material, and size of all existing and proposed monuments or pins with a statement of total area being subdivided. The engineer or surveyor shall certify that the survey is accurate.
(g) 
Building setback lines with distances from the ultimate right-of-way line and property lines.
(h) 
Appropriate notes and conditions governing the use or development of the proposed property.
F. 
Certifications. When approved, the record plan must show:
(1) 
The signature and seal of the registered engineer and surveyor certifying that the plan represents his/her work; that the monuments shown thereon exist as located; that the dimensional and geodetic details are correct and that the survey has been prepared in accordance with the Pennsylvania Engineer, Land Surveyor, and Geologists Registration Law, PL 913, No. 367.[2]
[2]
Editor's Note: See 63 P.S. § 148 et seq.
(2) 
The signature of the applicant and/or the record owner, if different, certifying ownership of the property, adoption of the plan, and intent to record the plan.
(3) 
The signature of:
(a) 
The Cheltenham Township Manager or other designated person, certifying that Cheltenham Board of Commissioners approved the final plan on the date shown.
(b) 
Spaces shall be provided for the signatures of the Cheltenham Board of Commissioners whose signatures are required.
(c) 
Space shall be provided for the signature of the Cheltenham Township Engineer.
(4) 
Certification by the Zoning Hearing Board that any required special exceptions and variances have been granted.
(5) 
Identification of all waivers of provisions of this chapter, including the code section reference and what alternative compliance was approved, which were granted by the Board of Commissioners.
(6) 
A blank space or appropriate certification language shall be provided for the stamp and seal of the Montgomery County Planning Commission, located along the right-hand edge of the plan, measuring 3 1/2 inches wide and 2 1/2 inches tall.
G. 
Acknowledgements. The following are required on the record plan, where applicable:
(1) 
Where the owner(s) are individuals, all shall join in an acknowledgment as follows:
Commonwealth of Pennsylvania
County of Montgomery
On the __________ day of __________, 20 _____, before me, the subscriber, a Notary Public of the Commonwealth of Pennsylvania, residing in __________, personally appeared __________ (names of all owners), known to me (or satisfactorily proven) to be the person(s) whose name(s) (is/are) subscribed to the foregoing plan and acknowledged that (he, she, they) (is/are) the owner(s) of the designated land, that all necessary approval of the plan has been obtained and is endorsed thereon and that (he, she, they) desire that the foregoing plan may be duly recorded.
Notary Public _____
My Commission Expires _____
(2) 
Where the owner is a partnership, corporation or other entity, an acknowledgment shall be executed substantially as follows:
Commonwealth of Pennsylvania
County of Montgomery
On the _____ day of __________, 20 _____, before me, the subscriber, a Notary Public of the Commonwealth of Pennsylvania, residing in __________, personally appeared __________ (name of officer of the corporation), who acknowledged (himself/herself) to be the (president or secretary), being authorized to do so, (he/she) executed the foregoing plan by signing that said corporation is the owner of the designated land, that all necessary approval of the plan has been obtained and is endorsed thereon and that said corporation desires that the foregoing plan may be duly recorded.
Notary Public _____
My Commission Expires _____
(3) 
Surveyor's acknowledgement:
Surveyor's Certificate, Boundary, and Topography
This is to certify that this plan represents a field survey by me or under my supervision, that all property corners are set as shown hereon, that all geometric and geodetic details as shown are correct, and that all lots or tracts have a boundary closure error of 1:10,000 or better.
__________ SEAL
PLS
DATE
SU # __________
H. 
Approval notation and signatures as follows:
Approved by the Board of Commissioners of the Township of Cheltenham this __________ day of __________, 20 __________
President
Attest
Secretary
Reviewed and approved by the Cheltenham Township Engineer this __________ day of __________, 20 __________
Township Engineer
Certified by the Montgomery County Planning Commission this __________ day of __________, 20 _____. File No. __________
I. 
Recording notations. The following notations are required to be cited on the record plan:
(1) 
A stamp indicating that the plan has been received and recorded by the Montgomery County Recorder of Deeds. The stamp shows the date and time of recording, book and page number, and other information (see example, below).
260 Label 1.tif
(2) 
A stamp indicating the plan has been processed and reviewed by the Montgomery County Planning Commission (MCPC) (see example, below).
260 Label 2.tif
(3) 
"Fire hydrants and streetlights are to be installed at the expense of the subdivider/land developer in accordance with Township standards and with the recommendations of the respective utility companies, subject to the approval of the Board of Commissioners." "Streetlights and street name signs are to be installed at the expense of the subdivider/land developer in accordance with Township standards and dedicated to the Township."
(4) 
Where a plan requires access to a highway which is under the jurisdiction of the Pennsylvania Department of Transportation, "A highway occupancy permit is required by Section 420, P.L. 1242, No. 428, known as the 'State Highway Law,' before driveway access to a state highway is permitted or constructed." Where a plan requires access to a highway which is under the jurisdiction of the Montgomery County, it shall include the following notation: "A highway occupancy permit is required by the Roads and Bridges Department of the Montgomery County Assets & Infrastructure Department before driveway access to a county highway is permitted or constructed."
(5) 
When the installation of curbs or sidewalks is waived for a particular development plan, "Curbs and/or sidewalks may be required to be installed by subsequent landowners at their expense, by direction of the Board of Commissioners."
(6) 
Other notations as required by this chapter and the Board of Commissioners.
All final plans shall be submitted and reviewed in accordance with the procedures and requirements contained in this section.
A. 
The completed application for approval of the final plan, together with a signed consultant professional services agreement, available from Cheltenham Township, shall be submitted to Cheltenham Township along with all supporting information. The Cheltenham Township Director of Planning and Zoning or other designated person shall review the application filed, including administrative forms, final plans, and other required studies and reports and determine if the application form is completed correctly, the correct number of plans have been submitted, the Township consultant professional services agreement has been signed, all required fees have been paid, and the application is otherwise complete and, if so, will then stamp the plans with the plan filing date.
B. 
The final plan shall be placed on the agenda of the next regularly scheduled meeting of the Cheltenham Township Planning Commission following the plan filing date, provided that adequate time has been allotted for Township consultants and other reviewing agencies to review and submit their report and recommendations on the plans, or as provided by law.
C. 
The applicant shall furnish additional copies of the final plans and supporting information at the Township's request.
D. 
All final plans and revisions to the plans shall be reviewed by the Township consultants and the appropriate reviewing agencies, who shall provide their written comments to the Cheltenham Township Planning Commission for its consideration. Upon completion of its review of the final plan submission and the recommendations of the Township consultants and reviewing agencies, the Cheltenham Township Planning Commission shall provide its written recommendations to the Cheltenham Board of Commissioners, with a copy mailed or delivered personally to the applicant.
E. 
Cheltenham Board of Commissioners shall consider the final plan application following receipt and consideration of the recommendations of the Cheltenham Township Planning Commission and shall render a decision on the final plan submission within 90 days following the date of the regular meeting of the Cheltenham Township Planning Commission next following the plan filing date, unless the applicant has agreed, in writing, to an extension of the review period in accordance with the provisions of § 260-16.
F. 
Revisions to plans. Revisions to a final plan proposal shall proceed as follows:
(1) 
Each final plan revision submitted to the Township shall be accompanied by a letter from the applicant, or applicant's agent, which shall restate and provide itemized responses to all review comments prepared by the applicable reviewing agencies and Township consultants on the previous submission, describe the specific revisions made to the preliminary plan and/or accompanying documents to address the review comments, and identify the sheet or page number in which each revision may be found.
(2) 
Such letter also shall describe, in detail, any and all revisions made to the final plan and/or accompanying documents since the previous submission not requested by such review comments. Each change made to a final plan, and each subsequent plan, as well as the revision date of each change made, shall be noted on the plan itself.
(3) 
If one or more revisions are made to the final plan, and not disclosed or identified in writing by the applicant or applicant's agent, said undisclosed or unidentified revisions shall not be part of, and shall be excluded from, any resulting final plan approval.
(4) 
Any final plan approval by the Board of Commissioners where the plan contains undisclosed or unidentified revisions that are noncompliant with the requirements of this chapter or any other applicable laws, statutes, ordinances, rules or regulations, shall in no way relieve the applicant of its obligation to fully comply therewith.
G. 
The applicant shall be required to pay all costs and expenses, including but not limited to engineering and legal fees, incurred by the Township associated with identifying and appropriately addressing undisclosed revisions to the final plan submission. A final plan for an application that has been previously granted preliminary plan approval shall be approved by the Cheltenham Board of Commissioners when evidence satisfactory to the Cheltenham Board of Commissioners, on advice of the Township consultants, has been provided by the applicant that all of the following conditions have been fulfilled:
(1) 
The final plan conforms in all respects to the approved preliminary plan and all conditions of preliminary plan approval.
(2) 
All engineering and other technical details have been resolved to the satisfaction of the Cheltenham Township Engineer, as evidenced by a letter from the Cheltenham Township Engineer, and to the satisfaction of other technical advisors.
(3) 
A recommendation is received from the Planning Commission.
(4) 
All land development, financial security and other legal instruments and agreements required to be executed and delivered by the applicant and/or the developer, as required by the Cheltenham Board of Commissioners, upon advice of the Township Solicitor, including deeds of dedication, each in form and substance satisfactory to the Board of Commissioners and the Township Solicitor, have been satisfactorily executed and delivered in recordable form by the applicant.
(a) 
When requested by the developer, in order to facilitate financing, the Board of Commissioners shall furnish the applicant with a signed copy of a resolution indicating approval of the final plan contingent upon the applicant obtaining a satisfactory financial security.
(b) 
The final plan shall not be signed, released to the applicant, nor recorded until the financial improvements agreement is executed and recorded.
(c) 
The resolution of approval contingent upon a financial security agreement shall expire and be deemed to be revoked if the financial security agreement is not satisfactorily executed within 90 days of the adoption of the approval resolution, unless a written extension is granted by the Cheltenham Board of Commissioners.
(5) 
The final plan complies in all respects with applicable Cheltenham Township ordinances and all conditions of final plan approval, or appropriate variances or waivers have been granted for features that do not comply.
(6) 
All necessary permits and other plan approvals have been obtained from the applicable regulatory agencies, authorities, or and/or departments.
(7) 
All required escrows, fees, and costs have been paid by the applicant.
H. 
Approval subject to conditions. If the Cheltenham Board of Commissioners finds a final plan to be deficient or defective, but would approve the plan with certain revisions, conditioned upon the performance of any act or the obtaining of any other approval or permit by the applicant, the applicant shall be given the opportunity to accept or reject the conditions within a ten-day period. Conditional approval of the plan shall be rescinded automatically, without action of Cheltenham Board of Commissioners, upon the applicant's written rejection of such conditions, or upon the applicant's failure to unconditionally accept such conditions within 10 days of the written notice being issued by the Board of Commissioners. Written notice of the approval subject to conditions shall be provided to the applicant, which would include the following information:
(1) 
Specify the defects found in the application and describe the requirements which have not been satisfied and cite the provisions of the statute or ordinance relied upon, the conditions of approval, and a request for the applicant's written agreement to the conditions.
(2) 
State that the application has been conditionally approved subject to the revision of defects and satisfaction of the requirements not yet met, if the applicant agrees to the conditions within the ten-day period and, if such conditions are not unconditionally agreed to within the ten-day period, then the application is automatically denied.
(3) 
The written notice provided to the applicant shall satisfy the requirements set forth in § 260-14H.
I. 
After the final plan is approved, the applicant shall present three paper copies of the plan to the Cheltenham Township Secretary for signature by the Cheltenham Board of Commissioners, including the affixing of the Official Cheltenham Township Seal. Digital files in GIS and CADD format of the appropriate proposed public improvements and record plan, in a form satisfactory to Cheltenham Township, shall also be provided at that time.
J. 
Prior to recording, the applicant shall also provide the legal description of the properties, easements, utilities and rights-of-way involved in the plan, as well as stormwater management operation and maintenance agreement, and submit the financial agreement for review and approval.
A. 
Within 90 days following final plan approval or 90 days following the date of delivery of the signed plans to the applicant by Cheltenham Township or following completion of conditions imposed for such approval, whichever is later, the applicant shall record the final plan, including the record plan and all plan sheets required of the final plan as well as the stormwater management operation and maintenance agreement, in the Office of the Recorder of Deeds of Montgomery County.
(1) 
In accordance with the Pennsylvania Municipalities Planning Code, whenever final plan approval is required by Cheltenham Township, the Montgomery County Recorder of Deeds shall not accept any plan for recording unless it contains the official approval of the Cheltenham Board of Commissioners and certification of review by the Montgomery County Planning Commission.
(2) 
Prior to recording, the applicant shall present the approved plan to the Montgomery County Planning Commission for its stamp and seal, with one paper copy given to the Montgomery County Planning Commission for its files.
Minor plans may be submitted and processed only for lot line adjustments, simple conveyances, minor subdivisions, and/or minor land developments as defined herein, in accordance with the standards and requirements in this section. Notwithstanding the foregoing, the Board of Commissioners reserves the right to require the submission of a standard preliminary plan in place of a minor plan upon recommendation of the Cheltenham Township Planning Commission, the Township Engineer, or the Township Solicitor.
A. 
Standards and requirements for qualification as a minor plan submission.
(1) 
Lot line adjustment or consolidation. To qualify as a lot line adjustment minor plan, a proposal shall meet all of the following criteria:
(a) 
A proposal involving two abutting, existing, legally approved and recorded lots.
(b) 
A common lot line is proposed to be adjusted in terms of its location or configuration or eliminated.
(c) 
The land area of each lot may be different after adjustment, but the total lot area of the two lots will be unchanged, with the exception of land within the ultimate right of way, of which the Township may require public dedication.
(d) 
No alteration will occur to any perimeter boundary line of the two lots.
(e) 
Neither lot shall violate the applicable dimensional and setback requirements of Chapter 295, Zoning, of the Township Code as a result of the lot line adjustment.
(2) 
Simple conveyance. To qualify as a simple conveyance minor plan, a proposal shall meet all of the following criteria:
(a) 
A proposal involving two abutting, existing, legally approved and recorded lots.
(b) 
A portion of one lot is being divided off to be conveyed to the owner of the abutting lot.
(c) 
The land area of each lot will be different after conveyance, but the total lot area of the two lots will be unchanged.
(d) 
The lot from which the land is being conveyed must be suitable in terms of the applicable dimensional and setback requirements of Chapter 295, Zoning, of the Township Code so that after conveyance, it will remain in compliance with those requirements.
(e) 
The land area being conveyed need not satisfy any of the dimensional requirements applicable to lotting in the district in which it is located, nor the street frontage requirements of Chapter 295, Zoning, of the Township Code, but must be consolidated with the lot to which it is being functionally added by the recording of a deed of consolidation in form and substance satisfactory to the Township Solicitor. However, the Township reserves the right to requires dedication of the ultimate right of way.
(f) 
The land use of the two lots shall not change after conveyance.
(3) 
Minor subdivision. To qualify as a minor subdivision minor plan, a proposal shall meet all of the following criteria:
(a) 
A subdivision proposal which would divide one existing lot into not greater than two lots, each of which will comply with the applicable dimensional and setback requirements of the zoning district in which the existing lot is located.
(b) 
The existing lot has sufficient frontage on an existing, improved public street to satisfy the applicable Cheltenham Township requirements for lot frontage and access to a public street for all proposed lots.
(c) 
The existing lot has not been the subject, in whole or in part, of a prior subdivision proposal during the 10 years previous to the current application. Further subdivision of the subject property may be considered as or may be required to comply with the standards of a major subdivision.
(d) 
The subdivision will not require new road construction, road improvements, or the extension of existing public utility lines, or any other improvements intended to be dedicated to Cheltenham Township other than additional right-of-way area.
(e) 
The proposal will not involve any site improvements other than installation of property pins/monuments.
(f) 
Disqualification. The Board of Commissioners may elect to require a standard preliminary plan submission in place of a minor plan when warranted by existing conditions or contemplated development of the site, upon the advice of the Cheltenham Township Planning Commission or the Township Engineer.
(4) 
Mortgage subdivision.
(a) 
A subdivision established for the sole purpose of granting separate and distinct mortgages on each parcel within a commonly managed and maintained land development. The individual parcels created as a result of the mortgage subdivision may not individually meet the required yard setbacks, ground cover, limitations, or other bulk and area requirements of the zoning district in which the property is situate provided that the applicant documents to the satisfaction of the Township the following:
[1] 
The responsibility for the construction, control, and maintenance of development shall be carried by an entity irrespective of parcels to be established through the mortgage subdivision.
[2] 
Irrevocable cross easements shall be established in favor of all parcels created through the mortgage subdivision within the land development as respect to the use, control and maintenance for the facilities and areas to be used in common so that each parcel becomes an integral of the land development.
[3] 
Declaration that the interest of any mortgagee and that of any transferee of the mortgage property upon any default of the mortgage, shall be subject to the obligations and responsibilities as to the facilities and areas to be used in common and the requirements of the cross easements so that such a mortgagee or transferee, in the event of such default or transfer of title to the property, shall be bound thereby.
(b) 
In the event of a subdivision for mortgage purposes, the entire area included within the plan shall continue to be treated by the Township as a single parcel for the purposes of maintaining compliance with Chapter 295, Zoning, of the Township Code.
(5) 
Minor land developments. To qualify as a minor land development minor plan, a proposal shall meet all of the descriptions of Subsection A(5)(a) through (d) below, plus any one of the items in Subsection A(5)(e) through (h):
(a) 
Has not been part of a land development submission within the past three years.
(b) 
Presently fronts on a physically improved street that is legally open to the public.
(c) 
Will not involve the construction of any new street or road, the extension of municipal facilities, or the creation of any other public improvements.
(d) 
Is in general conformance with the Township Comprehensive Plan and other plans.
(e) 
A land development proposal involving a single lot or parcel of land where it is found that the intended development or modification of the site, or the use and occupancy of the existing structure, will create a minimal impact upon traffic, drainage, visual image, landscaping, buffering, lighting or other elements described within the purposes of this chapter.
(f) 
Parking lot expansions, when additional impervious coverage is less than 10,000 gross square feet.
(g) 
Additions to existing nonresidential buildings provided that the addition is less than 5,000 gross square feet and involves no more than a 25% increase in the size of the existing building.
(h) 
The conversion of a residential dwelling that results in the creation of no more than three dwelling units, when permitted by the Zoning Code.[1]
[1]
Editor's Note: See Ch. 295, Zoning.
B. 
Submission requirements and review procedure.
(1) 
All minor plans shall be considered to be preliminary plans for the purposes of submission for review and approval, and shall comply with the requirements of § 260-15, Preliminary plan requirements, and § 260-16, Preliminary plan submittal and review procedure.
(2) 
When a subdivision and/or land development plan qualifies for consideration as a minor plan submission in accordance with § 260-20A, Standards and requirements for qualification as a minor plan submission, herein, the minor plan may be granted concurrent preliminary and final plan approvals, provided that the preliminary/final plan includes all of the requirements for preliminary plans and for final plans, including, without limitation, the final plan certifications required by § 260-17F, Final plan, Certifications, herein and the requirements of § 260-18G, concerning a final plan for an application, § 260-18H, concerning denial with optional approval, and § 260-18I, concerning after the final plan is approved, herein, except as otherwise provided in § 260-20B(3), below.
(3) 
A minor plan is not required to include an improvements construction plan as required by § 260-17B, Improvements construction plan, herein.
(4) 
A minor plan that will require access to a state highway shall include the "highway access" statement on the plan, as required by § 260-17D, Additional information, Subsection D(2)(b), herein.
(5) 
If the minor plan is approved by the Board of Commissioners, the record plan of the minor plan shall be recorded as required by § 260-19, Recording the final plan, herein.
(6) 
The Township shall have the opportunity to require a grading permit for any minor land development.
No subdivision or land development approval is needed for a de minimis improvement as defined in § 260-9. An applicant who wishes to proceed under these provisions shall submit to the Township Zoning Officer the following for their review:
A. 
A building permit application setting forth the proposed improvement, the cost thereof, and any changes to be made to the land.
B. 
Where the project has a previously recorded land development plan, the applicants must file an amended land development plan for the record.
C. 
The plan, when filed, shall undergo engineering and zoning review to address all zoning issues such as trash enclosures, landscaping, site access, and stormwater management. An escrow shall be established with the Township to cover appropriate fees for plan review as determined by staff.
D. 
Any given building may have no more than three de minimus improvements including the current application, provided that they taken together require less than five additional parking spaces and the total footprint of the de minimis additions does not exceed 250 square feet of impervious surface.
E. 
Upon completion of the appropriate staff review, if the applicant agrees, in writing, to the conditions, improvements, and/or requirements determined by the review, the application will be approved and the appropriate permits will be issued. In the event that the applicant does not agree with the review conclusions, the application is deemed denied and the applicant may elect to resubmit the application under the standard land development procedures as set forth herein.
The applicant is responsible for making the appropriate applications for various federal, state, county, and municipality permits or other approvals from governments or private utilities or service providers. These should be sought in a timely manner that fits into the overall plan review and approval process described in this article. To the extent that the applicant is required to modify the plan as a result of permits or other approvals, the applicant is still required to comply fully with this chapter and the Zoning Code.[1]
[1]
Editor's Note: See Ch. 295, Zoning.
All developers, owners, builders, or agents representing them who are selling any lot approved under this chapter, or a newly constructed home to a member of the general public, shall adhere to the following disclosure requirements:
A. 
The seller of any newly constructed residential property or subdivided lot for a residential building shall prominently display the approved subdivision or land development in the location where property sales are transacted so as to be plainly visible to all potential buyers. The approved subdivision or land development plan shall include the record plan complete with all approval notations and all accompanying plans approved with the record plan.
B. 
Before signing a sales agreement for a newly constructed property or any lot approved under this chapter, buyers shall sign a disclosure statement and sellers shall sign the same disclosure statement attesting the veracity and completeness of the claims therein, verifying that the buyer has been provided all relevant information described below and limitations or restrictions associated with them which is clearly displayed on plans with appropriate narrative materials including:
(1) 
Common areas such as park lands, streets, and open space which is part of the subdivision or land development or adjacent to it. Any improvements to these common areas that may occur in the future as described during the development process or as noted on the plans should be discussed.
(2) 
All lot lines in the development.
(3) 
All limits to the use of the lot subject to purchase including the setbacks for building, building coverage restrictions, and height restrictions.
(4) 
All uses permitted in the development under current zoning.
(5) 
All dimensional requirements for accessory structures on the lot to be purchased.
(6) 
Any easements, deed restrictions, or conservation areas in the development and what limitations they make to the property.
(7) 
Membership requirements for homeowners' association. A copy of the homeowners' association or condominium agreement shall be provided.
(8) 
The location of all wetlands in the development.
(9) 
The location of all 100-year floodplains in the development.
(10) 
The location of steep slopes.
(11) 
The location all stormwater management facilities including maintenance requirements and drainage easements.
(12) 
Public pathways and trails.
(13) 
The zoning of the land that adjoins the development.
(14) 
Proposed new road rights-of-way in or adjoining the development including the extension of temporary culs-de-sac.
All requests for modifications shall take the form of a letter submitted at the time of initial submission, and all subsequent submissions of subdivision and/or land development applications, conforming to the following provisions:
A. 
State the grounds and facts of unreasonableness or hardship on which the request is based or the public benefit of an alternative design standard;
B. 
List the provision(s) of the chapter involved; and
C. 
State the minimum modification necessary.