[Ord. No. 4-2005, 8/9/2005]
1.
Copies of this chapter shall be available for use by any person seeking
information concerning land development and/or subdivision standards
and procedures in effect within the Township. Any prospective developer
or subdivider may meet with the Township Planning Commission and/or
the Township Engineer to discuss and review tentative plans and/or
any provisions of this chapter. Should the developer wish to confer
with the Township Engineer, a Township representative shall be present,
and the costs for such conference shall be paid by the developer.
2.
The prospective developer must comply with the planning requirements
of the Pennsylvania Sewage Facilities Act,[1] as administered by the Pennsylvania Department of Environmental
Protection. Any planning modules required by that Act shall be completed
and submitted at the time the sketch plan is submitted. It is suggested
that the prospective developer consult the Township Sewage Enforcement
Officer or the Wilkes-Barre regional office of the Pennsylvania Department
of Environmental Protection as to the requirements of that Act.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
3.
Prospective developers shall consult the County Conservation District
representatives concerning erosion and sediment control and the effect
of geologic conditions on the proposed development. At the same time,
a determination should be made as to whether or not any flood hazards
either exist or will be created as a result of the subdivision or
development. Land that is subject to flooding shall not be platted
for residential occupancy or for any other use that may endanger health,
life or property. Such land within a subdivision shall be set aside
for such uses as shall not be endangered by periodic or occasional
flooding and shall not produce unsatisfactory living conditions.
[Ord. No. 4-2005, 8/9/2005; as amended by Ord. No. 1-2016, 3/8/2016]
1.
Lot Consolidation.
A.
A subdivision which involves the combination of a maximum of three
lots of record as shown in the office of the Recorder of Deeds in
and for Luzerne County. The applicant shall certify, by affidavit,
to the Planning Commission that the subject lots are, in fact, on
record. The subdivision does not involve the creation of any new lot
lines but eliminates, moves or adjusts lot lines. The lot consolidation
plan as prepared by a Pennsylvania Licensed Professional Land Surveyor
with all necessary surveys and legal descriptions shall be submitted
to the Township for review and approval by the Sugarloaf Township
Planning Commission.
B.
A new map, deed and affidavit for such lot consolidation shall be
recorded. The owner's affidavit shall be in such form as required
by the Planning Commission and shall include a reference to the parcel
identification numbers of the subject lots and the book and page or
other information as to where the original lot information is recorded.
C.
All documents to be recorded to effect any lot consolidation shall
be in such form as approved by the Planning Commission. The fee for
a lot consolidation subdivision shall be established by resolution
of the Board of Supervisors.
2.
Sketch Plan. Prior to submission of a preliminary application, a
subdivider/developer may submit a sketch plan to the Sugarloaf Township
Secretary for distribution to the Township Planning Commission for
review.
[Ord. No. 4-2005, 8/9/2005]
1.
Time for Filing. All preliminary plans and all required accompanying
documentation shall be submitted by a developer or his authorized
representative to the Township Secretary. Applications submitted up
to and including the first day of a month shall be considered by the
Planning Commission at its regular monthly meeting of the month following
the month of submission. Applications filed after the first day of
the month will not be considered by the Planning Commission until
its regular monthly meeting two months following the month of submission.
2.
Minor Subdivision Procedure.
A.
Submission. The subdivider/developer shall submit 20 copies of a
plot plan of any minor subdivision to the Township Secretary with
required Township and county fees. The Township Secretary shall submit
copies to the Township Planning Commission, and two copies to the
Luzerne County Planning Commission (LCPC), with appropriate fees.
Said plan shall outline the developer's proposals in sufficient detail
to permit a determination by the Planning Commission that the proposed
subdivision conforms with the provisions of the chapter. Where a minor
subdivision provides for on-site sewage disposal, the applicant shall
provide the Commission with evidence of the approval of such by the
Township's Sewage Enforcement Officer.
B.
Review and Approval. In the event that the initial subdivision of five lots or fewer does not involve new streets or other public improvements, the plan will be reviewed as a preliminary: final submission. Subdivisions of this nature will be titled Preliminary: Final Minor Subdivision Plan and include all of the information required as set forth in §§ 22-308, 22-309, 22-406, and 22-407. Submissions and resubmissions must be submitted to the Sugarloaf Township Secretary for distribution to all appropriate agencies, compiled in 20 separate packets. The Township will not assemble submission paperwork. Distribution of copies to all appropriate agencies shall be the responsibility of the Township.
C.
Recording. The Board of Supervisors shall retain one copy of the
approved plot plan in its files; one copy shall be provided to the
Secretary of the Planning Commission, and two copies shall be returned
to the subdivider/developer, who shall file one copy in the office
of the Recorder of Deeds of the county within 90 days of the approval
thereof; such approval shall be nullified unless so filed or unless
an extension of time is granted by the Board of Supervisors upon the
written request of the subdivider/developer. Such an extension shall
be granted automatically by the Board of Supervisors for a period
of 30 days; provided, however, that only one extension shall be authorized.
The applicant shall provide a copy of the receipt of recording from
the Recorder of Deeds office, which is required as written evidence
of filing.
[Ord. No. 4-2005, 8/9/2005]
1.
Submission shall consist of the following:
A.
Twenty completed copies of the appropriate application form and one
copy of the recorded deed which is being subdivided/developed.
C.
Twenty copies of all other required documentation.
D.
A filing fee as established by resolution of the Township Board of
Supervisors and the necessary review fees as required by the Luzerne
Conservation District, the Luzerne County Planning Commission, the
Luzerne County Engineering Department, and the PA Department of Environmental
Protection (DEP).
E.
All submissions and resubmissions shall be submitted to the Sugarloaf
Township Secretary for distribution to all appropriate agencies, compiled
in 20 separate packets. The Township will not assemble submission
paperwork. Distribution of copies to all appropriate agencies shall
be the responsibility of the Township.
[Ord. No. 4-2005, 8/9/2005]
1.
Action on a preliminary application shall be taken by the Planning
Commission not later than 45 days following the first meeting at which
the application is considered.
2.
All actions by the Planning Commission shall be taken at a public
meeting whether it be a regularly scheduled or special meeting. If
the application is to be considered at a special meeting, the developer
shall be so notified. In addition, the Planning Commission may also
schedule a public hearing pursuant to public notice before making
its recommendation to the Supervisors.
3.
Review by Conyngham Borough, and other adjoining municipalities,
where applicable.
4.
When an application adjoins or extends across mutual municipal boundary
lines of Sugarloaf Township and Conyngham Borough, or other adjoining
municipalities, where applicable, the Township shall submit a copy
of the application to the Borough for its review and approval. Disapproval
by the Borough shall be based solely on the grounds of noncompliance
with the provisions of the Borough's Zoning Ordinance and/or its Subdivision
and Land Development Ordinance. Such disapproval by the Borough shall
be accompanied by a report to the Township specifying the provisions
of the ordinance(s) lacking compliance. If the application extends
into the Borough, the Township will not approve any application that
will conflict with Borough regulations, but it may approve applications
that are wholly within the Township and adjoin the shared municipal
boundaries. In the event that the latter condition exists, the Township
will make appropriate efforts to resolve such conflicts with the Borough
and with the applicant.
[Ord. No. 4-2005, 8/9/2005]
1.
The decision of the Board of Supervisors concerning the application
shall be in writing and shall be rendered not later than 90 days following
the date of the next regular Planning Commission meeting after the
application was filed, or after a final order of the court remanding
an application, provided that should the said next regular meeting
occur more than 30 days following the filing of the application, or
the final order of the court, the said ninety-day period shall be
measured from the 30th day following the day the application is filed.
If an application is not approved, or approved subject to certain
conditions, the written decisions shall specify the defects and describe
the requirements which have not been met, citing in each instance
the applicable provisions of this chapter. The decision of the Board
shall be communicated directly to the applicant personally or mailed
to him at his last known address not later than 15 days following
the decision.
2.
Failure of the Board of Supervisors to render a decision and communicate
it to the applicant within the time and in the manner required herein
shall be deemed an approval of the application in terms as presented
unless the applicant has agreed, in writing, to an extension of time
or change in the prescribed manner of presentation of the communication
of the decision, in which case, failure to meet the extended time
or change in manner of presentation of communication shall have like
effect.
3.
The Board of Supervisors shall not approve such application until
the County Planning Commission and County Conservation District and
the Luzerne County Engineering Department reports are received or
until the expiration of 30 days from the date the application was
forwarded to the county.
4.
In the event the Board of Supervisors grants conditional approval
to the applicant's submission, such approval shall be automatically
rescinded upon the applicant's failure to accept or reject any and
all of the conditions. The applicant's acceptance or rejection shall
be given to the Board of Supervisors, in writing, within 15 days after
receipt of the Board of Supervisors's written notification to the
applicant of the imposition of said conditions.
5.
When a preliminary application has been approved, or approved subject
to certain conditions acceptable to the developer, no subsequent change
or amendment in this or any other applicable ordinance shall be applied
to affect adversely the right of the developer to commence and to
complete any aspect of the approved development within five years
of such approval. The five-year period shall be extended for the duration
of any litigation, including appeals, which prevents the commencement
or completion of the development, and for the duration of any sewer
or utility moratorium or prohibition which was imposed subsequent
to the filing of an application for preliminary approval of a plat.
In the event of an appeal filed by any party from the approval or
disapproval of a plat, the five-year period shall be extended by the
total time from the date the appeal was filed until a final order
in such matter has been entered and all appeals have been concluded
and any period for filing appeals or requests for reconsideration
have expired; provided, however, no extension shall be based upon
any water or sewer moratorium which was in effect as of the date of
the filing of a preliminary application Where final approval is preceded
by preliminary approval, the five-year period shall be counted from
the date of preliminary approval; the terms shall be construed in
the light of the provisions of the governing ordinances or plans as
they stood at the time when the application for such approval was
duly submitted.
6.
No plat which will require access to a highway under the jurisdiction
of the Department of Transportation shall be finally approved unless
the plat contains a notice that 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," as amended,[1] before driveway access to a state highway is permitted.
A.
No plat which will require access to a highway under the jurisdiction
of the Luzerne County Road and Bridge Department shall be finally
approved unless the plat contains a notice that a highway occupancy
permit was obtained before access to the county highway is permitted.
[1]
Editor's Note: See 36 P.S. § 670-420.
7.
No plat shall be approved unless the planning module for that plat
shall have been approved by the Pennsylvania Department of Environmental
Protection (PaDEP). Applications disapproved for this reason may be
resubmitted with no fee at the time PaDEP approval is obtained.
[Ord. No. 4-2005, 8/9/2005]
1.
The preliminary application submission shall be prepared by a registered
surveyor.
A.
Scale.
(1)
Tracts of one acre or less shall be drawn at a scale of no less
than one inch equals 50 feet.
(2)
Tracts of one acre to 10 acres shall be drawn at a scale of
no less than one inch equals 100 feet.
(3)
Tracts in excess of 10 acres shall be drawn at a scale of no
less than one inch equals 200 feet.
(4)
Tracts to be used for commercial, industrial or high-density
housing development shall be drawn at a scale of no less than one
equals 50 feet.
B.
Size. All preliminary plans shall be drawn on a reproducible Mylar
or other stable transparency 24 inches by 36 inches in size, using
black ink for all data, including approval signatures.
[Ord. No. 4-2005, 8/9/2005]
1.
The preliminary plan shall show:
A.
Name of proposed subdivision and of the municipality in which it
is located.
B.
Name and address of owner and subdivider.
C.
Name, address, license number, signature and seal of the registered
surveyor who prepared the subdivision or land development plan and,
if applicable, the professional engineer who designed the improvements.
D.
Date of original submission and of each subsequent revised submission.
E.
True or magnetic North point.
F.
Graphic scale.
G.
Written scale.
H.
Certification by the registered professional surveyor that the topography
shown resulted from either USGS information or an actual survey and
the date of that survey.
I.
An accurate location map drawn at a scale of one inch equals 2,000
feet and showing the relation of the subject property to adjoining
property and to all streets, roads, and Township boundaries within
4,000 feet of any part of the proposed subdivision. In addition, a
title, scale and North point shall be indicated.
J.
The total tract boundary lines of the area being subdivided accurate
to hundredths of a foot and bearings to 1/4 of a minute. These boundaries
shall be determined by accurate survey in the field, which shall be
balanced and closed with an error of closure not to exceed one foot
in 10,000 feet; provided, however, that the boundary (boundaries)
adjoining additional unplatted land of the subdivider (for example,
between separately submitted final plan sections) are not required
to be based upon field survey and may be calculated. The location
of all boundary line (perimeter) monuments shall be indicated, along
with a statement of the total area of the property being subdivided.
In addition, the registered surveyor shall certify to the accuracy
of the survey, the drawn plan and the placement of the monuments.
K.
A plot drawn to a legible scale, showing the entire existing tract
boundary and the location of the lots being subdivided from said tract.
L.
Boundaries of adjacent properties and recorded name and deed reference.
When adjacent properties are part of a recorded plat, only the lot
number and subdivision name used need be shown.
M.
Contour lines at vertical intervals of not more than two feet. In
areas of steep slopes (greater than 15%), five-foot intervals may
be used.
N.
Location and elevation of the datum to which contour elevations refer;
where practicable, datum used shall be an established or assumed bench
mark.
O.
The name (or number) and cartway width and lines of all proposed
and existing public streets and the name and location of all other
roads within the property.
P.
If the subdivision proposes a new street intersection with a state
legislative route, a copy of the intersection occupancy permit shall
be supplied for all such intersections.
Q.
Location of existing streets and alleys adjoining the tract, including
name, width, width of cartway, sidewalks.
R.
The location (and elevation, if established) of all existing and
proposed street monuments.
S.
Location of existing and proposed rights-of-way and easements.
T.
Lot numbers and a statement of the total number of lots and parcels.
U.
Lot lines with approximate dimensions and areas.
V.
The building setback lines for each lot, or other sites, and one
lot showing dimensions, noted "typical."
W.
For developments where on-site sewage disposal systems will be used,
the location where the soils evaluation test was conducted for each
lot.
X.
A statement of the intended use of all nonresidential lots, with
reference to restrictions of any type which exist or will exist as
covenants in the deed for the lots contained in the subdivision and,
if recorded, including the book and page number.
Y.
Location and size of existing and proposed utility structures above
the ground and underground and/or transmission lines, including water,
gas, electric, petroleum, etc., and all easements or rights-of-way
connected with such structures and/or lines, and all utility poles
with ID numbers.
Z.
The location of any existing bodies of water or watercourses, tree
masses, buildings or structures (including the location of wells and
on-site sewage facilities for such buildings or structures), public
facilities and any other man-made or natural features within or near
the proposed subdivision.
AA.
Location, size and invert elevation of all existing and proposed
sanitary sewers (including any and all proposed and/or existing capped
sewer lines) and location of all manholes, inlets and culverts.
BB.
Location, size and invert elevation of all existing and proposed
storm sewers (and other drainage facilities), with the size and material
of each indicated, and any proposed connections with existing facilities.
CC.
Location of drainage structures, including marshes, ponds, streams
or similar conditions.
DD.
Parks, playgrounds and other areas to be dedicated or reserved for
public use, with any conditions governing such use.
EE.
At the time of the initial submission, an applicant shall present
written evidence to the Board of Supervisors that the subdivision
or land development is to be supplied water by either:
(1)
A certified public utility.
(2)
A bona fide cooperative association of lot owners.
(3)
A municipal corporation, authority or utility.
(a)
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certification,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable evidence
for satisfying the requirements of this subsection.
(b)
The requirement of this subsection is to be applicable only
in those instances when water is to be provided to the subdivision
or land development by means other than by private wells owned and
maintained by the individual owners of lots within the subdivision
or land development.
FF.
Location of all wetlands within the property being subdivided/developed.
GG.
Location of all floodplains within the property being subdivided/developed.
HH.
Pennsylvania One Call System incorporated (before you dig note),
and telephone number. Developer to include note: Compliance with PA
One Call.
2.
NOTE: This permit and/or plan has not been reviewed to determine
its compliance with Title III of the Americans With Disabilities Act
of 1990 (ADA), which prohibits discrimination on the basis of disability
in public accommodations and commercial facilities. Compliance with
Title III of this Act with regard to public accommodations and commercial
facilities is the responsibility of the applicant/developer.
[Ord. No. 4-2005, 8/9/2005]
1.
The preliminary application shall be accompanied by the following
supplementary data where applicable:
A.
A planning module for land development as required by the Pennsylvania
Department of Environmental Protection.
B.
A plan for the control of erosion and sedimentation for review by
the County Conservation District Office as required by the Pennsylvania
Clean Streams Law.[1] The erosion and sedimentation plan must display a PA One
Call System incorporated symbol, including the site identification
number.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
C.
Preliminary designs of any bridges or culverts which may be required.
Such designs shall meet all applicable requirements of the Pennsylvania
Department of Environmental Protection and the Pennsylvania Department
of Transportation.
D.
Typical street cross-section drawings for all proposed streets.
E.
Tentative profiles along the center line of the cartway (pavement)
or along the top of the curb for both sides of each proposed street
shown on the preliminary application. Such profiles shall show natural
and finished grades.
F.
The applicant shall, if requested, submit a feasibility report concerning
the availability and adequacy of sewer and water facilities in or
near a proposed land development. Said report shall be prepared by
a registered professional engineer and be submitted in conjunction
with the preliminary application for review and recommendations by
the local office of the Pennsylvania Department of Environmental Protection.
G.
The applicant shall also submit a storm drainage plan and storm drainage
calculations. All stormwater detention ponds are required to be fenced
with not less than a four-foot chain-linked fence with locked gate.
H.
Where the preliminary application covers only a part of the entire
land holdings, a sketch of the future street system of the unsubmitted
part shall be submitted. The street system of the submitted part will
be considered in light of adjustments and connections with future
streets in the part not submitted.
I.
Where the land included in the subject application has an electric
transmission line, a gas pipeline, or a petroleum (or petroleum products)
transmission line located within the tract, the application shall
be accompanied by a letter from the owner or lessee of such right-of-way
stating any conditions on the use of the land and the minimum building
setback and/or right-of-way lines. This requirements may also be satisfied
by submitting a copy of the recorded agreement.
J.
Notarized certificate of ownership located on plan.
L.
All waiver requests (modification request) must be noted on plans.
N.
Transportation impact study.
(1)
A transportation impact study may be required of all major subdivisions
and land developments. This study, if required, will enable Sugarloaf
Township to assess the impact of a proposed development on the local
transportation system. The study purpose is to ensure that proposed
developments do not adversely affect the transportation network and
to identify any traffic problems associated with access from the site
to the existing transportation network. The study's purpose is also
to delineate solutions to potential problems and to present improvements
to be incorporated into the proposed development. The study will assist
in the protection of air quality, the conservation of energy, and
the encouragement of public transportation use.
(2)
Subdivisions and land developments for which a transportation
impact study will be required.
(a)
A transportation impact study shall be required for all subdivisions
and land developments that meet one or more of the following criteria:
1)
A residential subdivision/land development of 100 or more or
more dwelling units.
2)
A nonresidential land development of 100,000 square feet or
more of gross leasable floor space.
3)
A development which will generate an ADT of at least 1,500 vehicles;
provided, however, that the Municipal Engineer may determine that
a study shall be required for an ADT of less than 1,500 vehicles on
heavily traveled roads or roads with poor sight distances, and provided
further that all vehicular traffic projections shall be based on ultimate
build-out and shall be subject to verification by the Municipal Engineer.
(b)
The governing body, upon the recommendation of the Sugarloaf
Township Engineer, shall have the discretion to require the preparation
of a traffic impact study for any other subdivision or land development
if, in its opinion, such a study is required.
(3)
Sugarloaf Township shall select a qualified engineer and/or
transportation planner with previous traffic study experience to review
the applicant's transportation impact study. Sugarloaf Township may
utilize applicant's fees, placed in escrow, to fund such studies.
The procedures and standards for the traffic impact study, which shall
be adhered to by the consultant:
(4)
The transportation impact study shall contain, but not be limited
to, the following information:
(a)
General Site Description. The site description shall include
the size, location, proposed land uses, construction staging and completion
date of the proposed land development. If the development is residential,
types of dwelling units and number of bedrooms shall also be included.
A brief description of other major existing and proposed land developments
within the study area shall be provided and shall be addressed by
the traffic impact study. The general site description shall also
include probable socioeconomic characteristics of potential site users
to the extent that they might affect the transportation needs of the
site (for example, the number of senior citizens).
(b)
Transportation Facilities Description.
1)
The description shall contain a full documentation of the proposed
internal and existing external transportation system. This description
shall include internal vehicular, bicycle and pedestrian circulation,
all proposed ingress and egress locations, all internal roadway widths
and rights-of-way, parking conditions, traffic channelization, and
any traffic signals or other intersection control devices within the
site. The site design shall be shown to maximize potential public
transportation usage to and from the development, such as providing
adequate turning radii at all access points to allow a bus to enter
the development. Bus shelters and sign locations shall be designated
where appropriate.
2)
The report shall describe the entire external roadway system
within the study area. Major intersections in the study area shall
be identified and sketched. All existing and proposed public transportation
services and facilities within a one-mile radius of the site shall
also be documented. All future highway improvements, including proposed
construction and traffic signalization, shall be noted. This information
shall be obtained from the Pennsylvania Department of Transportation
Twelve-Year Highway Capital Improvements Program and from the municipality's
Comprehensive Plan. The applicability of current updates prior to
the application under consideration shall be determined by the Municipal
Engineer. Any proposed roadway improvements resulting from proposed
surrounding development shall also be recorded.
(c)
Existing Traffic Conditions.
1)
Existing traffic conditions shall be measured and documented
on all streets and intersections in the study area. Traffic volumes
shall be recorded for existing average daily traffic, existing peak-hour
traffic and for the land development's peak-hour traffic. Complete
traffic counts at all major intersections in the study area shall
be conducted, encompassing the peak highway and development-generated
hour(s), and documentation shall be included in the report. A volume/capacity
analysis based upon existing volumes shall be performed for the peak
hour(s) and the peak development-generated hour(s) for all roadways
and major intersections in the study area. Levels of service shall
be determined for each location.
2)
This analysis will determine the adequacy of the existing roadway
system to serve the current traffic demand. Roadways and/or intersections
experiencing levels of service E or F shall be noted as congestion
locations.
(d)
Transportation Impact of the Development. Estimation of vehicular
trips to result from the proposed development shall be completed for
both the street system and the development-generated peak hours. Vehicular
trip generation rates to be used for this calculation shall be obtained
from the Institute of Traffic Engineering (ITE) or other recognized
traffic authorities. These development-generated traffic volumes shall
be provided for the inbound and outbound traffic movements as estimated.
The reference source(s) and methodology followed shall be cited. These
generated volumes shall be distributed to the study area and assigned
to the existing streets and intersections throughout the study area.
Documentation of all assumptions used in the distribution and assignment
phase shall be provided. Traffic volumes shall be assigned to all
access points. Pedestrian volumes shall also be calculated, if applicable.
If school crossings are to be used, pedestrian volumes shall be assigned
to each crossing. Any characteristics of that site that will cause
unusual trip generation rates and/or traffic flows shall be noted.
(e)
Analysis of Transportation Impact.
1)
The total future traffic demand based on full occupancy of the
proposed subdivision or land development shall be calculated. This
demand shall consist of the combination of existing traffic expanded
to the completion year, the development-generated traffic, and the
traffic generated by other proposed developments in the study area.
A volume/capacity analysis shall also be conducted using the total
future demand and the future roadway capacity. If staging of the proposed
development is anticipated, calculations for each stage of completion
shall be made. This analysis shall be performed using the peak highway
hour(s) and peak development-generated hour(s) for all streets and
major intersections in the study area. Volume/capacity calculations
shall be completed for all major intersections.
2)
All access points and pedestrian crossings shall be examined
as to the feasibility of installing traffic signals. This evaluation
shall compare the projected traffic and pedestrian volumes to the
warrants for traffic signal installation. Levels of service for all
streets and intersections shall be listed.
(f)
Conclusions and Recommended Improvements.
1)
All streets and/or intersections showing a level of service
below C shall be considered deficient, and specific recommendations
for the elimination of these problems shall be listed. This listing
of recommended improvements shall include, but not be limited to,
the following elements: internal circulation design; site access location
and design; external street and intersection design and improvements;
traffic signal installation and operation, including signal times;
and transit design improvements.
2)
Existing and/or future public transportation service shall also
be addressed. A listing of all actions to be undertaken to increase
present public transportation usage and improve service, if applicable,
shall be included.
3)
The listing of recommended improvements for both streets and
transit shall include, for each improvement, the party responsible
for the improvement, the cost and funding of the improvement and the
completion date for the improvement.
4)
The Planning Commission shall review the transportation impact
study to analyze its adequacy in solving any traffic problems that
will occur due to the subdivision or land development and make recommendations
to the governing body.
5)
The governing body may decide that certain improvements contained
in the study within the study area are required for preliminary application
approval and may attach these conditions to the preliminary approval.
