A. 
Comprehensive plan. The design of a subdivision or land development shall generally conform to the City of Greensburg Comprehensive Plan.
B. 
Zoning. The proposed use of land in and design of a subdivision or land development shall conform to the City of Greensburg Zoning Ordinance.
C. 
Hazard areas. Those areas which may be subject to hazards, such as fire, flood, landslides, unstable surface conditions, or hydric soils, or other hazards identified in the Westmoreland County Hazard Mitigation Plan, or areas which may be considered uninhabitable for other reasons, should not be subdivided or developed for building purposes unless the hazards will have been eliminated, mitigated, or safeguarded by means designed by an appropriate professional in accord with applicable laws.
D. 
Natural features. Subdivisions and land developments shall be designed to avoid excessive movement of earth and to preserve and avoid excessive disturbance of natural features, vegetation, waterways, public water supply recharge areas, historic sites, and other community assets and landmarks.
E. 
Nearby development. Subdivisions and land developments shall be designed to be harmonious and coordinated with the character, traffic movement, drainage, and other features of nearby existing neighborhoods and developments and the community as a whole.
F. 
Adjacent property. Subdivisions and land developments shall be done in a manner that will not bar adjacent property owners from access to public streets and/or private rights-of-way or access easements, and will afford adjacent property owners reasonable privacy, light, air, protection from noise, and ability to development their land.
A. 
Lot requirements.
(1) 
Lots shall be generally sufficient in size, shape, and orientation to the street to accommodate the proposed development or use, preserve long-term usability, minimize encroachment of development on nonbuildable or constrained lands such as utility lines, water bodies, wetlands, floodplains, or steep slopes, and ensure adequate access and circulation of vehicles and pedestrians.
(2) 
Lots shall comply with applicable area, width, and other dimensional standards prescribed in the City of Greensburg Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 265, Zoning.
(3) 
Every proposed lot, except as provided for in § 235-29B, shall abut and have access to an existing street, or the applicant shall install a street meeting the requirements of this chapter which proposed lot(s) shall abut and have access to.
(4) 
Any remnant of land left existing after subdividing shall meet requirements for lot dimensions and shall abut on a street or private common driveway as specified in this chapter unless it is proposed to be conveyed as an adjoiner in accord with Subsection A(5) below.
(5) 
A proposed lot not meeting the requirements of this chapter for minimum lot dimensions or for abutting a street or private common driveway, and intended to be conveyed and adjoined to an adjacent property, is permitted, provided the following note shall be placed on the plan: Lot # _____ is not a separate building lot and is to be conveyed and become part of adjoining land of (name of landowner). Both the lot created in effect by combination with an adjoiner and the remnant lot shall comply with applicable lot dimension requirements.
B. 
Private common driveways. Private common driveways as defined by this chapter shall be permitted without meeting street design or improvement requirements of this chapter under the following specific conditions.
(1) 
Private common driveways shall be limited to provide service to and access by a maximum of three lots which shall front on the private common driveway.
(2) 
No lots in addition to the maximum of three lots served by a private common driveway shall be approved until the private common driveway is upgraded to meet the specifications for a street prescribed in this chapter.
(3) 
Private common driveways shall have a minimum right-of-way of 50 feet.
(4) 
Private common driveways shall connect directly to an existing street or a street proposed in the same subdivision plan proposing the private common driveway.
(5) 
Ownership, maintenance, and liability associated with all private common driveways approved under this provision shall be the responsibility of abutting property owners. A right-of-way, use, and maintenance agreement shall be submitted with the subdivision application and shall be recorded as a condition of approval of the subdivision application.
Proposed land developments shall comply with all applicable requirements and standards for uses and development in the City of Greensburg Zoning Ordinance. In addition, the following requirements shall apply:
A. 
Traffic impact study. Traffic impact studies shall be prepared for certain land developments to ensure they do not adversely affect the transportation network, to identify traffic problems associated with access to the development, and to delineate needed solutions and improvements.
(1) 
A traffic impact study shall be submitted with an application for a land development that meets the following criteria:
(a) 
The development is expected to generate 3,000 or more average daily trips or 1,500 vehicles per day.
(b) 
During any one-hour time period of any day of the week, the development is expected to generate 100 or more vehicle trips entering the development or 100 or more vehicle trips exiting the development.
(c) 
For existing sites being redeveloped the site is expected to generate 100 or more additional trips entering or exiting the development during any one-hour time period of any day of the week.
(d) 
The development is expected, in the opinion of the City, to have a significant impact on highway safety or traffic flow, even if none of the above criteria are met.
(2) 
A traffic impact study shall be prepared and include content in accordance with current guidelines for traffic impact studies published by the Pennsylvania Department of Transportation.
(3) 
A traffic impact study shall also analyze and recommend mitigation measures for impacts of land development traffic on public transit, pedestrians, and other alternative forms of transportation. Mitigation measures and improvements shall be recommended where needed to ensure adequate and safe service and movement on, through, and adjacent to the site.
(4) 
The City may refer a submitted traffic impact study to the Fire Department, Police Department, other emergency service providers, and the public transit agency serving the area of the proposed development for review and comment.
(5) 
The City shall review the traffic impact study and consider its mitigation recommendations addressing traffic impacts that will occur due to the land development. The City may determine that certain improvements on and/or adjacent to the site are necessary requirements for land development plan approval and may attach these as conditions to the approval. If the City determines that such additional improvements are necessary, the developer shall have the opportunity to submit alternative improvement designs to obtain plan approval.
B. 
Access management. Land developments shall meet the following requirements to facilitate safe and efficient access to and from streets:
(1) 
Only one access shall be permitted for a property. Additional access shall be permitted if the applicant demonstrates that additional access is necessary to accommodate traffic to and from the site and it can be achieved in a safe and efficient manner.
(2) 
The municipality may restrict access to right turn only ingress and egress if safe and efficient left turn movements cannot be accommodated.
(3) 
Where land developments abut two or more streets, driveways shall connect to the street on which access will present the least safety hazard and interruption of optimal traffic movement.
(4) 
Driveways shall be separated on the same side of the street from other driveways that exist or are proposed or from any intersecting streets according to the distances prescribed below. Distances shall be measured from the edge of pavement for driveways and the edge of cartway for streets.
(a) 
Six hundred feet along a principal arterial street.
(b) 
Four hundred feet along a minor arterial street.
(c) 
Two hundred feet along any other class of street.
(5) 
Driveways shall be aligned with driveways and streets on the opposite side of the intersecting street. If alignment is not possible, the intersections shall be offset at least 200 feet as measured from the edge of pavement for driveways and the edge of cartway for streets.
(6) 
Driveway design shall ensure sight distance is adequate to safely allow each permitted movement to be made into or out of the access driveway.
(7) 
Driveways shall be constructed at right angles to the abutting street. Relief of the right-angle requirement may be granted if site geometry and grading will prohibit this standard.
C. 
Outdoor lighting. Land developments shall prevent nuisance and glare from outdoor lighting.
(1) 
All lighting shall be aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property.
(2) 
Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and fixture placement.
(3) 
Floodlights and spotlights that are not full-cutoff or fully shielded shall be so installed and aimed that they do not project their output into the windows of neighboring properties, adjacent uses, past the object being illuminated, skyward or onto a public roadway.
(4) 
The level of illumination projected onto a residential use from another property shall not exceed 0.1 initial horizontal footcandle, at the property line. The level of illumination projected onto a non-residential use shall not exceed 1.0 initial horizontal footcandle at the property line.
(5) 
Directional fixtures illuminating facades, fountains, flags, landscaping, and similar features shall be aimed so as not to project their output over a greater spread than or beyond the objects intended to be illuminated.
(6) 
Canopy lighting, for such applications as gas/service stations, bank, drugstore and fast-food drive through, shall be accomplished using flat-lens full-cutoff fixtures aimed straight down and shielded in such a manner that the lowest opaque edge of the fixture shall be level with or below the light source.
(7) 
Temporary residential holiday lighting is exempt from the requirements of this section except as it creates a hazard or nuisance.
Proposed streets in a subdivision or land development shall be designed and constructed in accord with Chapter 232, Streets and Sidewalks, of the City Code of Ordinances. In addition, the following requirements shall apply:
A. 
Right-of-way.
(1) 
Proposed streets shall have a minimum right-of-way width of 50 feet.
(2) 
Additional right-of-way widths may be required by the Planning Commission where warranted by the topography, extent of excavation and/or filling for the street, or volume and character of traffic to be accommodated by the street.
B. 
Design.
(1) 
In general, streets, ways and alleys shall be laid out so as to continue any established street or alley or any street or alley previously located by ordinance though not opened.
(2) 
Proposed streets shall have grades of not less than 0.5 of 1% nor more than 10%, except that grades in excess of 10% may be approved by the City where it is determined that no traffic hazard is or will be created thereby.
(3) 
Dead-end streets will be permitted when it is determined that through traffic at such a street end is not essential to the street system in that district. A vehicle turning space having a minimum radius to the outer cartway edge of 42 feet shall be required at the end of any dead-end street so permitted.
(4) 
In residential districts, the maximum length of a block shall be no greater than 1,200 feet. In all blocks over 800 feet long, there shall be provided a pedestrian walkway at least 10 feet wide through and near the center of the block. The walkway shall be paved with a four-foot walk.
C. 
Alleys. Alleys with a minimum right-of-way width of 20 feet shall be permitted to provide secondary access in a subdivision or land development.
A. 
Sidewalks shall be required on each side of proposed streets in a subdivision or land development and where a proposed land development abuts an existing street in the following locations:
(1) 
The Downtown, Gateway, and Health Care Overlay Zoning Districts and all residential zoning districts.
(2) 
In other locations when considered warranted by the City for either of the following reasons:
(a) 
To protect the public safety or to accommodate significant pedestrian traffic due to the density, intensity, or type of area development.
(b) 
To continue an existing sidewalk route or network along the adjacent street or in the adjacent neighborhood.
B. 
Sidewalks shall be designed and constructed in accord with Chapter 232, Streets and Sidewalks, of the City Code of Ordinances.
All lots created through subdivision and all proposed land developments shall be provided sanitary sewer service in accordance with the City's official Act 537 Sewage Facilities Plan, Chapter 219, Sewers and Sewage Disposal, of the City Code of Ordinances, and requirements and standards of the Greater Greensburg Sewage Authority.
Where a proposed subdivision or land development includes installation of new public water facilities, said facilities shall connect to the existing public water system of the Municipal Authority of Westmoreland County and shall meet the requirements and standards of the Municipal Authority of Westmoreland County.
When desirable or expedient, adequate easement or dedications for public service utilities shall be provided for sanitary and storm sewers, waterlines, electric power and gas lines and similar services, and no structure or obstruction of any kind shall be placed or allowed to be placed where it will interfere in any way with an easement. Easements shall also be provided for surface water drainage where required.
A. 
Surveys shall be performed in conformance with the act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer, Surveyor, and Geologists Registration Act," and accepted surveying and civil engineering practices.
B. 
The boundary lines of the plat shall be determined on the ground by actual survey only, said survey to be traversed, balanced, and closed within a limit of error of one foot to 10,000 feet of the perimeter, and a final closure sheet submitted with the final plan. Boundary lines, unless so determined, will not be considered accurate and will not be acceptable to the City.
C. 
Boundary monuments shall be set at boundary corners and angle points not already witnessed by an existing monument, adequate to provide an accurate retracement of the boundary survey. As determined necessary, this may also include bends, points of curvature or tangent, along road centerlines, or intersection of road rights-of-way. A monument shall be set on an offset in locations where the true location is impractical. The offset shall be noted on the plan of survey and written on any witness marker.
D. 
Monuments shall be composed of or include ferrous or other material detectable by an electromagnetic locator. Where a ferrous monument is not practical, a mark should be permanent in nature, i.e., cross in stone/concrete, drill-hole, brass monument in concrete. Monuments shall be of sufficient length and width to provide substantial stability to retain the established position as set, and to minimize the likelihood of disturbance.
E. 
The surveyor shall provide a certificate that all monuments have been installed according to the requirements of this section and are shown on the final plan.