[Ord. No. 4-2005, 8/9/2005]
The following standards shall be applied by the Township Planning Commission and Board of Supervisors in evaluating plans submitted for review and/or approval. It is intended that these standards be considered the minimum requirements and may be modified as necessary to protect the health, safety and general welfare of the public.
[Ord. No. 4-2005, 8/9/2005]
1. 
The following requirements and guiding principals of subdivisions and land developments shall be observed with respect to factors affecting the suitability of the site for such development:
A. 
The land development plan shall conform to the Township Comprehensive Plan and Official Map, or to such parts thereof as shall have been officially prepared and adopted by the Township.
B. 
A land development must be coordinated with existing land development in the neighborhood so the entire area may be developed harmoniously.
C. 
Land proposed for land development shall not be developed or changed by grading, excavating or by the removal or destruction of the natural topsoil, trees or other vegetative cover unless provisions for minimizing erosion and sedimentation are provided as required by the erosion control regulations of the Pennsylvania Department of Environmental Protection.
D. 
In a development where the average slope exceeds 15%, the Township may require a suitable area for a second sewage system to be provided in case the first fails.
E. 
In all developments, every precaution shall be taken to preserve all natural and historic features determined to be worthy of preservation. Examples of such features would include, but not be limited to, large trees and stands of trees, watercourses, historic areas and structures, scenic view, etc. To ensure the protection of such features, the Board of Supervisors may require the following additional information to be submitted:
(1) 
A grading plan showing the existing and proposed ground elevations relative to the features.
(2) 
The accurate location of the features to be protected.
(3) 
An explanation of the precautions to be taken by the developer to protect such features.
F. 
Land subject to hazards of life, health or property as may arise from fire, floods, disease, excessive noise, odor, failing aircraft or considered uninhabitable for other reasons may not be developed unless the hazards have been removed or the plans show adequate safeguards against them.
[Ord. No. 4-2005, 8/9/2005]
1. 
General. All streets proposed to be constructed shall conform to the following general design requirements:
A. 
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
B. 
Residential streets shall be so laid out as to discourage through traffic; however, proposed streets shall be planned with regard to the existing street system, topographical conditions, public convenience in terms of fire protection and pedestrian traffic, probable volumes of traffic, existing and proposed use of land on abutting properties and future extensions of the street.
C. 
When a subdivision abuts or contains an existing or proposed primary or secondary highway, the Township may require a marginal access street, reverse frontage or other treatment which will provide protection for abutting properties, reduction of the number of intersections and separation of local from through traffic.
D. 
No street shall terminate into a dead end. Any street dead ended for access to adjoining property or because of authorized, staged construction shall be provided with a temporary all-weather turnaround with a radius of not less than 50 feet, and the use of such turnaround shall be guaranteed to the public until such time as the street is continued.
E. 
The proposed street system shall extend existing or recorded streets at the same width but in no case at less than the required minimum width.
2. 
Street Widths.
A. 
Minimum street right-of-way and cartway widths shall be as follows, and in accordance with Exhibit "C":
Street Right-of-Way and Cartway Widths
Street Type
Right-of-Way
(feet)
Cartway
Arterial streets
As determined by the Township after consultation with the Pennsylvania Department of Transportation
Minor streets
50
34 feet minimum, plus curbing, which is 8 inches wide, plus 2 feet of grass area between the curbing and 4-foot sidewalks on each side.
Collector streets
50
34 feet minimum, plus curbing, which is 8 inches wide, plus 2 feet of grass area between the curbing and 4-foot sidewalks on each side
B. 
Provision for additional street width (right-of-way, cartway, or both) may be required when determined to be necessary in specific cases for:
(1) 
Public safety and convenience.
(2) 
Parking in commercial and industrial areas and in areas of high-density development.
(3) 
Widening of an existing street where the width of alignment does not meet the requirements of the preceding subsections.
3. 
Street Grades.
A. 
The grades of streets shall not be less than the minimum of more than the maximum requirements listed below:
Type Streets
Minimum Grade
Maximum Grade
Arterial streets
As determined after consultation with the Pennsylvania Department of Transportation.
Collector streets
0.5% when curbs are used; 1.0% without curbs
7%
Minor streets
0.5% when curbs are used; 1.0% without curbs
10%
B. 
Vertical curves shall be used in changes of grade when the difference exceeds 1% and shall be designed for maximum visibility.
C. 
On permission of the Planning Commission, minor street grade under special topographic condition may exceed 10% for distances of less than 100 feet, provided the grade does not in any case exceed 15%.
4. 
Curves.
A. 
Where connecting street lines deflect from each other at any one point by more than 10°, the line must be connected with a true, circular curve. The minimum radius of the center line for the curve must be as follows:
Type of Street
Minimum Radius
(feet)
Collector
300
B. 
Straight portions of the street must be tangent to the beginning or end of curves. Except for minor streets, there must be a tangent of at least 100 feet between reverse curves.
5. 
Sight Distance.
A. 
Proper sight distances shall be provided with respect to both horizontal and vertical road alignments. The minimum sight distance measured from the center line, 4.5 feet above grade, shall be as follows:
Type of Street
Sight Distance
(feet)
Arterial
600
Collector
300
Minor
300
B. 
There shall be provided and maintained at all intersections a clear sight triangle with a line of sight between points 100 feet from the intersection of the street center lines. No building or other obstruction that would obscure the vision of a motorist shall be permitted within these areas.
C. 
Proper sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections.
6. 
Cul-de-Sac Streets.
A. 
Culs-de-sac in residential developments shall be provided at the closed end with a paved turnaround having a minimum radius to the outer pavement edge or curbline of 50 feet.
B. 
Culs-de-sac in commercial and industrial developments shall be provided with a paved turnaround having a minimum radius to the outer pavement edge or curbline of 65 feet.
C. 
When the Planning Commission determines it necessary for adequate access and egress to the subject property and/or adjacent property, the right-of-way shall be placed adjacent to a property line, and a right-of-way of the same width as the street shall be carried to the property line in such a way as to permit future extension of the street into the adjoining tract.
D. 
Temporary dead-end streets, on approved plans, may be used, provided that the developer, on his own land, constructs a stabilized, all-weather turnaround of the same radius as would be required for a permanent street, and the turnaround shall be removed when the street is continued.
E. 
Permanent cul-de-sac streets shall not exceed 1,000 feet unless topographic conditions warrant increase when approved by the Planning Commission.
7. 
Intersections.
A. 
No intersection shall involve the junction of more than two streets.
B. 
Right-angle intersections shall be used wherever possible. In no instance, however, shall streets intersect at an angle of less than 75°.
C. 
Intersections shall be approached on all sides by leveling areas. The maximum grade for all leveling areas will be 4%. Intersecting grades of less than 7% will have a minimum leveling area length of 75 feet measured from the intersections of center lines. Intersecting grades over 7% will have a minimum leveling area length of 100 feet measured from the intersections of center lines.
D. 
All streets intersecting a state road (US, PA or SR) shall be subject to the approval of the Pennsylvania Department of Transportation. The developer shall furnish evidence of such approval in the form of a PennDOT highway occupancy permit or other written form. In addition, any proposed street intersecting a county road shall require evidence of permit approval from the Luzerne County Road and Bridge Department.
E. 
Design of curb or edge of pavements must take into account such factors as types of turning vehicles, likely speeds of traffic, angle of turn, etc., but in no instance shall the radius of the curb or edge of pavement be less than the following:
Intersection
Curve Radius
(feet)
Minor with minor street
15
Minor with collector
25
Collector with collector
35
F. 
Minor and collector streets shall not intersect arterial streets on the same side at less than 800-foot intervals and shall be in alignment with any existing or proposed streets intersecting from the opposite side. If two streets that intersect from opposite sides cannot be aligned, then a distance of at least 150 feet shall be provided between the two intersecting center lines.
G. 
All proposed streets intersecting a county road shall require evidence of permit approval from the County Engineering Department.
8. 
Slope of Bank Along Streets. The slope of banks along streets measured perpendicular to the street center lines shall be no steeper than the following:
A. 
One foot of vertical measurement for three feet of horizontal measurement for fills.
B. 
One foot of vertical measurement for two feet of horizontal measurement for cuts.
9. 
Names of Streets. Names of new streets shall not duplicate or approximate existing or platted street names, or approximate such names by the use of suffixes such as "lane," "way," "drive," "court," "avenue." In approving the names, consideration shall be given to existing or platted streets within the postal delivery district served by the local post office. New streets shall bear the same name or number of any continuation or alignment with an existing street.
[Ord. No. 4-2005, 8/9/2005]
1. 
Standards. Off-street vehicular parking facilities shall be provided in accordance with the requirements of Chapter 27, Zoning, of the Code of the Township of Sugarloaf.
[Ord. No. 4-2005, 8/9/2005]
1. 
Residential. Residential access drives shall be designed in accordance with Chapter 27, Zoning, of the Code of the Township of Sugarloaf.
2. 
Commercial and Industrial. Commercial and industrial access drives shall be designed in accordance with Chapter 27, Zoning, of the Code of the Township of Sugarloaf.
3. 
Private. Private access drives shall be designed in accordance with Chapter 27, Zoning, of the Code of the Township of Sugarloaf.
[Ord. No. 4-2005, 8/9/2005]
1. 
General. The length, width and shape of blocks shall be determined with due regard for:
A. 
The provision of adequate sites for buildings of the type proposed.
B. 
Topography.
C. 
Any other codes, plans and ordinances.
D. 
Requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with major streets.
2. 
Residential Block Length. The length of blocks shall not exceed 1,600 feet or be less than 800 feet.
3. 
Commercial and Industrial Blocks. Adequate provision shall be made for off-street parking and loading areas, as well as for traffic circulation and parking for employees and customers.
[Ord. No. 4-2005, 8/9/2005]
1. 
General.
A. 
No lot shall be created in any manner whatsoever which does not meet the minimum requirements of this chapter.
B. 
If, after subdividing, there exist remnants of land, they shall be incorporated into existing or proposed lots.
2. 
Lot Frontage.
A. 
Double or reverse frontage lots shall be avoided except where required to provide separation of residential development from major streets or to overcome specific disadvantages of topography, orientation or location.
3. 
Lot Soils Evaluation Tests.
A. 
Soil percolation tests shall be performed in accordance with the Pennsylvania Department of Environmental Protection rules and regulations for a proposed subdivision wherein buildings at the time of construction will not be connected to a public sewage disposal system. Each lot must be found satisfactory for on-site sewage disposal prior to approval of the preliminary plan.
B. 
The soils tests called for above shall be performed in accordance with the regulations of the Pennsylvania Department of Environmental Protection. The Township Sewage Enforcement Officer will observe the tests and certify the results.
C. 
A land planning module for any new subdivision or land development shall be prepared by the developer and approved by the Township and the Pennsylvania Department of Environmental Protection prior to approval of the preliminary plan.
4. 
Lot Sizes on Slopes. Minimum lot area requirements shall be increased based on reports from the Pennsylvania Department of Environment Protection and the Soil Conservation Service, indicating that, because of slope, surface runoff or subsurface drainage of septic tank effluents are likely to result in hazardous conditions.
5. 
Unique Lots.
A. 
In the case of wedge-shaped lots, no lot shall be less than 35 feet in width measured along the arc at the front street right-of-way line.
B. 
Flag lots or panhandle lots or lots having a narrow strip of property for the sole purpose of providing access to a public road from a lot which would not otherwise front on a public road are prohibited unless no other reasonable methods for providing access are available. In no case should this be used as a method of avoiding construction of a street. Minimum width of the panhandle, including frontage, shall be 25 feet.
6. 
Lot Dimensions. Minimum lot area, width, setbacks and other dimensional requirements shall be as set forth in Chapter 27, Zoning, of the Code of the Township of Sugarloaf.
[Ord. No. 4-2005, 8/9/2005]
1. 
Grant of Power. Provisions regulating mobile (manufactured) home parks as set forth in this Part are those pursuant to Section 501 of the Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10501.
2. 
Purpose, Authority and Jurisdiction. The purpose, authority and jurisdiction for land development as a mobile (manufactured) home park are the same as contained in Part 1 of this chapter.
3. 
General Procedures and Plan Requirements. The General Procedure and Plan Requirements for land developments as a mobile (manufactured) home park shall be in accordance with the requirements contained in Parts 3 and 4 of this chapter.
4. 
Design Standards. The arrangements and other design standards of streets, easements, blocks, lots, stormwater management, erosion and sedimentation control, and floodplain regulations shall be in accordance with the requirements contained in Part 6 of this chapter, and Chapter 27, Zoning, of the Code of the Township of Sugarloaf.
5. 
Improvements and Construction Requirements. In a mobile (manufactured) home park all improvements, construction requirements, and engineering specifications for the improvements required shall be provided in accordance with Part 6 and Part 7 of this chapter.
6. 
Fees. The fee schedule for filing, inspection and engineering fees for land development as a mobile (manufactured) home park shall be in accordance with the requirements as set forth in the Sugarloaf Township Schedule of Fees.
[Ord. No. 4-2005, 8/9/2005]
1. 
All land held for open space shall be so designated on the plans. The plans shall contain the following statement for lands in the categories listed in Subsection 2 below:
"Open space land may not be separately sold, nor shall such land be further developed or subdivided."
2. 
In designating the use of open space and the type of maintenance to be provided on the plan, the following classes may be used:
A. 
Lawn. A grass area with or without trees that may be used by the residents for a variety of purposes and that shall be mowed regularly to ensure a neat and tidy appearance.
B. 
Natural Area. An area of natural vegetation, undisturbed during construction or related activities. Such areas may contain pathways. Meadows shall be maintained as such and not left to become weed-infested. Maintenance may be minimal, but shall prevent the proliferation of weeds and undesirable plants such as honeysuckle and poison ivy. Litter, dead trees and brush shall be removed, and streams shall be kept in free-flowing condition.
C. 
Recreation Area. An area designated for a specific recreation use, including, but not limited to, tennis, swimming, shuffleboard, playfield and tot lot. Such areas shall be maintained so as to avoid creating a nuisance, and shall perpetuate the proposed use.
D. 
Agricultural Area. An area designated for the preservation of Class I, II and III agriculture soils for agricultural usage, as may be required by Chapter 27, Zoning, of the Code of the Township of Sugarloaf. Such open space areas shall be designed to provide the maximum amount of farmland for usable fields or garden plots.
[Ord. No. 4-2005, 8/9/2005]
1. 
All open space shall be shown by a metes and bounds plan and description on the final plan as filed with the municipality and subsequently recorded in the office of the Recorder of Deeds of Luzerne County and must be conveyed in accordance with the following procedures:
A. 
Open space to be provided in accordance with certain sections of this chapter may be offered for dedication to the municipality, although the municipality need not accept any such offers. Provision for ownership and maintenance of the open space shall be made in a manner so as to ensure its effectiveness. No zoning permit for any development which provides for a open space shall be issued until there has been an acceptable disposition of the open space. This shall be accomplished in one of the following manners:
(1) 
The municipality may accept dedication of the open space or any interest therein for public use and maintenance, but the municipality need not accept a dedication of the open space if offered;
(2) 
With permission of the municipality, and with appropriate deed restrictions in favor of the municipality and in language acceptable to the municipality's Solicitor, the developer may transfer the fee simple title in the open space or a portion thereof to a private, not-for-profit organization, provided that:
(a) 
The organization is acceptable to the municipality and is a bona fide organization with a perpetual existence;
(b) 
The conveyance contains appropriate provision for proper retransfer or reverter in the event that the organization becomes unable or unwilling to continue to carry out its functions; and
(c) 
A maintenance agreement acceptable to the municipality is entered into by the developer, the organization and the municipality.
(3) 
The developer shall provide for and establish an organization for the ownership and maintenance of the open space consistent with the requirements for unit owners' associations found in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq. If such an organization is created, the deeds for the open space and for all individual lots within the development shall contain the following requirements in language acceptable to the municipality's Solicitor:
(a) 
Such organization shall not dispose of the open space by sale or otherwise except to the municipality or other government body unless the municipality has given prior approval. Such transfer shall be made only to another organization that shall maintain the open space in accordance with the provisions of this chapter;
(b) 
The organization and all lot owners within the development shall agree to maintain the open space. If private ownership fails to do so, the municipality may proceed to maintain an open space and may assess and lien the properties within the development accordingly;
(c) 
All lot owners shall be required to become members of the organization and pay assessments for the maintenance of the open space, which may be increased for inflation and which may provide for professional management.