A.
Land requirements.
(1)
Land shall be suited to the purpose for which it is
to be subdivided. Land subject to periodic flooding or other hazards
to life, health or property shall not be subdivided unless adequate
safeguards against such hazards are provided by the plan.
(2)
In determining the suitability of land for subdivision,
the Planning Commission may refer to applicable studies completed
of the county, prepared by competent state and federal agencies, including
but not limited to the Soil Survey Report prepared by the United States
Department of Agriculture, Soil Conservation Service or their own
sources.
B.
Community facilities and Comprehensive Plan requirements.
The Commission will consider the adequacy of the existing or proposed
community facilities to serve the uses proposed in the subdivision.
Where a proposed park, playground, school or other public use shown
in the Comprehensive Plan is located in whole or in part in a subdivision,
the Commission may require the provision or reservation of such area
as may be deemed reasonable (normally considered to be about 5% of
the gross area of the subdivision).
(1)
Areas provided or reserved for such community facilities
should be adequate to provide for building sites, landscaping and
off-street parking as appropriate to the use proposed.
(2)
The layout of the proposed subdivision shall be in
general conformity with the features or developments proposed in the
Comprehensive Plan.
(3)
Suitable arrangements shall be made for fixing responsibility
for continued maintenance of these areas.
C.
Easements.
(1)
Easements with a minimum width of 20 feet shall be
provided as necessary for utilities.
(2)
To the fullest extent possible, easements shall be
centered or adjacent to rear or side lot lines.
(3)
Where a subdivision is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse (with the watercourse
to be straightened where reasonably possible) and of such width as
will be adequate to preserve natural drainage.
D.
Blocks. The length, width and shape of blocks shall
be determined with due regard to the following:
E.
Storm drainage. Lots shall be laid out to encourage
positive drainage away from proposed building areas; and wherever
desirable, natural drainage courses shall be maintained.
F.
Design standards for streets.
G.
Street system layout.
(1)
Proposed streets shall be properly related to such
street plans or parts thereof as have been officially incorporated
by Latrobe into its existing street plan, and they shall further conform
to such county and state road and highway plans as have been prepared
and/or filed as prescribed by law.
(2)
The proposed street layout shall provide for the continuation
or projection of existing streets in the surrounding area unless the
Planning Commission deems such extension undesirable for specific
reasons of topography or design.
(3)
Streets shall be logically related to the topography
to produce usable lots and reasonable grades.
(4)
Minor streets shall be laid out to discourage through
traffic, but provision for street connections into and from adjacent
areas will generally be required.
(5)
Proposed streets shall be extended to provide access
to adjoining property where necessary.
(6)
Adequate street rights-of-way shall be provided as
necessary where lots in the proposal are large enough to permit resubdivision
or if a portion of the tract is not subdivided.
(7)
New half or partial streets will not be permitted,
except where essential to reasonable subdivision of a tract in conformance
with the other requirements and standards contained herein and where,
in addition, satisfactory assurance for dedication of the remaining
part of the street can be secured.
(8)
Wherever a tract to be subdivided borders an existing
half or partial street, the other part of the street shall be plotted
within such tract.
(9)
Dead-end streets shall be prohibited, except as temporary
culs-de-sac to permit future street extension into adjoining tracts.
(10)
New reserve strips, including those controlling
access to streets, shall be avoided.
(11)
New streets which are extensions of existing
streets shall bear the name of existing streets.
H.
Street intersections. Street intersections shall conform
to all applicable rules and regulations of the Pennsylvania Department
of Transportation.
I.
Uses fronting on major traffic streets or abutting
highway interchanges. Proposed uses fronting on all streets shall
be subject to the following regulations:
(1)
Setback. Applicable setback requirements as set forth in the Latrobe Zoning chapter (Chapter 166 of this Code) shall be followed.
(2)
Driveway access points.
(a)
All residential structures shall be limited
to no more than two driveway access points, except that properties
which are less than 100 feet wide shall be limited to only one driveway
access point.
(b)
Such driveway access points shall be designed
in a manner which will minimize their interference with any through
traffic street or highway.
(c)
Such driveway access points shall not exceed
24 feet in width at any such point.
(3)
Service roads.
(a)
The Council may require, upon the recommendation
of the Planning Commission, the provision of service roads, marginal
access roads, rear street alleys, reverse frontage lots or such other
treatment which will provide protection for abutting properties or
reduce the number of intersections and separate local and through
traffic along any major traffic street or approach highway.
(b)
Where a major traffic street or highway passes
through a developed section of the community, Latrobe, upon the recommendation
of the Planning Commission, may determine that the existing conditions
in the area and the character of existing development render compliance
with the above regulations impractical. In such cases, Latrobe, may
make a minimum reduction to these requirements, only to the extent
necessary required by existing conditions, and in keeping with the
intent and objectives of this section.
A.
Application. All subdivisions proposed for residential
use shall conform with the provisions of this section.
C.
Design of residential lots.
(1)
All lots shall front upon a public street, existing
or proposed.
(2)
Side lot lines shall be substantially at right angles
or radial to street lines.
(3)
If remnants of land exist after subdividing, they
shall be incorporated in existing or proposed lots or dedicated to
public use if acceptable to Latrobe.
(4)
Depth and width of parcels laid out or reserved for
nonresidential use shall be sufficient to provide satisfactory space
for off-street parking and unloading.
D.
Residential blocks. Residential blocks shall be of
sufficient depth to accommodate two tiers of lots, except where reverse-frontage
lots bordering a major traffic street are used.
E.
Cul-de-sac streets.
(1)
Cul-de-sac streets, permanently designed as such,
shall not exceed 800 feet in length and shall access to not more than
20 dwelling units. This requirement may be waived where the Planning
Commission determines the physical features of the site deem it necessary.
(2)
Cul-de-sac streets shall be provided at the closed
end with a paved turnaround having a minimum radius to the outer pavement
edge or curbline of 40 feet.
(3)
Unless future extension is clearly impractical or
undesirable, 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.
A.
Application. All commercial and industrial subdivisions
shall conform with the provisions of this section.
B.
Size. Approval of lot or parcel size will be determined
by the following factors:
(1)
The total area shall be sufficient to provide adequate
space for off-street parking and loading, landscaping and other facilities.
C.
Street system.
D.
Front yard. Where possible, commercial and industrial
subdivisions should be located close to public utilities. In any case,
subdivisions should be provided with such utilities as are necessary
to maintain adequate health standards, and to dispose of commercial
and industrial wastes.
E.
Location.
(1)
In general, commercial and industrial subdivisions
should be located adjacent or close to suitable access highways and
transportation facilities.
(2)
Commercial and industrial subdivisions may not be
located in predominantly residential areas or areas that are better
suited to residential development, provided that a commercial parcel
designed as an integral part of a residential subdivision will be
permitted and provided that said site shall be in conformance with
the local Zoning Ordinance.[1]
