[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.
B. 
Twenty blue-line or black-line paper prints of the preliminary plan showing all the information required in §§ 22-308 and 22-309.
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.
II. 
The following Americans With Disabilities Act of 1990 (ADA)[1] disclaimer note must be added to each subdivision/land development plan submitted to the Luzerne County Planning Commission:
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
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.
K. 
Three inches by five inches approval blocks for the following:
(1) 
Sugarloaf Township Planning Commission.
(2) 
Sugarloaf Township Supervisors.
(3) 
Luzerne County Planning Commission.
L. 
All waiver requests (modification request) must be noted on plans.
M. 
(Reserved)[2]
[2]
Editor's Note: Former § 22-309, Subsection 1M, regarding stormwater plan and calculations required to support stormwater waiver requests and citing the 1990 Stormwater Management Ordinance, was repealed by A.O. The 1990 ordinance was superseded by Ord. No. 3-2011.
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.
4) 
For any conditional use as specified in Chapter 27, Zoning, of the Code of the Township of Sugarloaf, for which an environmental assessment is required.
(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.