The following planning and design standards
shall be complied with except where the Planning Board finds that
because of exceptional and unique conditions of topography, location,
shape, size, drainage or other physical features of the site or because
of the special nature and character of the surrounding development,
the minimum standards specified herein would not reasonably protect
or provide for public health, safety or welfare. Any higher standard
required shall be reasonable and shall be limited to the minimum additional
improvements necessary to protect the public health, safety or welfare.
A.
The arrangement, character, extent, width, grade and
location of all streets shall conform to the Official Map and the
Master Plan and shall be considered in relation to existing and planned
streets, to topographic conditions, to public convenience and safety
and in their appropriate relation to the proposed uses of the land
to be served by such streets.
B.
Where such is now shown in the Master Plan or Official
Map, the arrangement of streets in a subdivision shall either provide
for the continuation or appropriate projection of existing streets
in surrounding areas or conform to a plan for the neighborhood approved
or adopted by the Planning Board to meet a particular situation where
topographical or other conditions make continuance or conformance
to existing streets impracticable.
C.
Minor streets shall be so laid out so that their use
by through traffic will be discouraged.
D.
Where a subdivision abuts or contains an existing
or proposed arterial street, the Planning Board may require marginal
access streets, reverse frontage with screen planting contained in
a nonaccess reservation along the real property line or such other
treatment as may be necessary for adequate protection of residential
properties and to afford separation of through and local traffic.
E.
Where a subdivision borders on or contains a railroad
right-of-way or limited access highway right-of-way, the Planning
Board may require a street approximately parallel to and on each side
of such right-of-way, at a distance suitable for the appropriate use
of the intervening land, such as for park purposes in residential
districts or for commercial or industrial purposes in appropriate
districts. Such distances shall also be determined with due regard
for the requirements of approach grades and future grade separations.
F.
Reserve strips controlling access to streets shall
be prohibited except where their control is placed with the Town under
conditions approved by the Planning Board.
G.
Intersections of minor streets with arterial or collector
streets shall be held to a minimum to avoid hazard and delay.
H.
Half streets shall be prohibited.
I.
The developer shall submit street names to Onondaga
County for review.
J.
Where the subdivision fronts on arterial streets,
sidewalks shall be required and shall be of the size and type as approved
by the Town Engineer.
K.
No dead-end streets shall be permitted without a suitable
turnaround. Dead-end streets extending to tract boundary lines which
are intended to connect to future streets in adjoining tracts and
dead-end streets within a tract which are to be extended shall be
provided with a temporary turnaround, (hammerhead or cul-de-sac).
Appropriate arrangements shall be made for those portions of temporary
turnarounds outside of permanent street rights-of-way to revert to
abutting property owners at such time as streets shall be extended.
Design standards for streets shall be as follows:
|
Type of Street
| |||||
|---|---|---|---|---|---|
|
Requirement
|
Arterial
|
Collector
|
Minor
|
Marginal Access
|
Cul-de-sac
|
|
Minimum right-of-way width (feet)
|
120
|
80
|
60
|
60
|
Turnaround radius: 60
|
|
Maximum grade (percent)
|
3
|
5
|
7
|
5
|
5 (turnaround 5%)
|
|
Minimum grade** (percent)
|
0.5
|
0.5
|
0.5
|
0.5
|
0.5
|
|
Minimum radius of curves (feet)
|
1,000
|
500
|
150
|
500
|
150
|
|
Minimum tangent length between reverse curves
(feet)
|
200
|
100
|
*
|
*
|
*
|
|
Maximum grades within 150 feet of center-line
intersections (percent)
|
1
|
3
|
3
|
3
|
3
|
|
Minimum stopping sight distance (feet)
|
300
|
200
|
200
|
200
|
200
|
|
Minimum distance between center-line offsets
at street jogs (feet)
|
400
|
150
|
150
|
150
|
150
|
|
Maximum length of cul-de-sac (feet)
|
--
|
--
|
--
|
--
|
***
|
|
Minimum outside radius of cul-de-sac pavement
(feet)
|
--
|
--
|
--
|
--
|
46
|
|
Angle at intersec- tions of street center lines
(degrees)
|
90
|
80 to 100
|
80 to 100
|
80 to 100
|
80 to 100
|
|
NOTES:
*No minimum.
**Grades under five-tenths percent (0.5%) acceptable
when approved stormwater drainage facilities are provided.
***Except where in the judgment of the Planning
Board the cul-de-sac does not impose any problem and constitutes a
positive design feature.
|
A.
The length, width and shape of blocks shall be determined
with due regard to:
B.
Irregular-shaped blocks or oversize blocks indented
by culs-de-sac, parking courts or loop streets and containing interior
block parks or playgrounds will be acceptable when properly designed,
as determined by the Planning Board. Such blocks shall include adequate
off-street parking, facilities for pedestrian access from streets
to all lots, proper easements for utility lines and satisfactory provision
for maintenance of park and open space, where included.
C.
Nonresidential blocks intended for commercial or industrial
use shall be of such length and width as is suitable for their prospective
use. Such blocks shall include adequate provision for off-street parking
and servicing.
A.
Block lengths shall not exceed 2,000 feet, nor be
less than 400 feet; blocks abutting on designated arterial streets
shall be not less than 1,000 feet and may exceed 2,000 feet.
B.
Blocks over 800 feet in length may be required to
have a crosswalk, if necessary, to facilitate pedestrian circulation
to a school, park, recreation area, shopping center or other similar
neighborhood facility.
C.
The minimum block width for two tiers of lots shall be 250 feet or twice the minimum depth as specified in Chapter 155, Zoning.
D.
Where double frontage lots are necessary, the minimum
block width shall be 150 feet.
A.
The lot size, width, depth, shape and orientation
shall be appropriate for the location of the subdivision and for the
type of development and use proposed.
B.
Side lot lines shall be substantially at right angles
or radial to street lines.
C.
Double frontage and reverse frontage lots shall be
avoided except where essential to provide separation of residential
development from traffic arteries or to overcome specific disadvantages
of topography and orientation. An easement of suitable width, across
which there shall be no right of access, may be required along the
line of lots abutting such traffic artery or other disadvantageous
use.
D.
The subdivision plan shall provide each lot with satisfactory
access to an existing public street or to a subdivision street that
will be ceded to public use at the time of final plat approval.
E.
On a corner lot, a front yard setback shall be required
on each street. A single-family dwelling on such lot shall have only
one side yard. Said yard shall be that yard opposite the front yard
with the greater street frontage. The remaining yard shall be considered
the rear yard.
B.
Excessive depth in relation to the width shall be
avoided. A proportion of 2 1/2:1 will normally be considered
maximum.
C.
For purposes of determining a buildable lot in the
context of subdivision approval, a lot’s building envelope,
defined as the area of a lot that falls within the required setbacks,
shall include an area large enough to fit a reasonable building footprint,
which is:
[Added 9-13-2006 by L.L. No. 8-2006]
(1)
No closer than 25 feet to the one-hundred-foot buffer
of wetlands designated by New York State Department of Environmental
Conservation or 25 feet from wetlands that fall under the jurisdiction
of the U.S. Army Corps of Engineers unless the applicant can provide
proof to the Planning Board that it has a permit to mitigate all or
a portion of the wetlands so the site will be suitable for development.
(2)
No closer than 25 feet to slopes of 25% or more.
(3)
No closer than 25 feet to floodplains as defined by
the Federal Emergency Management Agency (FEMA) Flood Insurance Rate
Maps, as amended.
(4)
No closer than 25 feet to permanent standing water.
(5)
No closer than 50 feet to a stream corridor (the stream
as shown in blue on the U.S. Geological Survey topographical survey
map).
(6)
No closer than 25 feet to a recorded easement(s) that
restricts building.
(7)
Not in direct conflict with other physical features
that the Planning Board finds would restrict appropriate use of the
land for development purposes.
D.
The Planning Board, in its discretion, may waive any of the above requirements upon specific findings that indicate such requirements are not necessary. None of the requirements contained herein shall be construed to create setbacks as defined under Chapter 155, Zoning, Town Law, and waiver, as set forth herein, shall not be considered a variance under state law or the Town of Manlius Code.
[Added 9-13-2006 by L.L. No. 8-2006]
A.
Reasonable requirements for the preservation of outstanding
natural features may be specified. These include large trees or groves,
watercourses and falls, historic spots, exceptional views and similar
irreplaceable assets in which there is general public interest.
B.
There shall be at least two trees per lot and spaced
at intervals of not less than 30 feet; three trees per lot on corner
lots.
C.
No trees shall be planted within the street right-of-way.
Required trees shall be located at least five feet inside the property
line.
D.
Trees shall be hardy, suitable to local soil and climate
and shall be of species approved by the Planning Board. Poplars, box
elders, catalpas, horse chestnuts and willows shall not be planted
as street trees. Trees shall measure at least one and one-half (11/2)
inches in diameter at a point four feet above finished grade level.
[Added 9-14-2005 by L.L. No. 2-2005;
amended 12-14-2005 by L.L. No. 4-2005]
A.
To meet the requirements of § 127-2E of the Town Code, the Planning Board may require the reservation and dedication of at least 8% of the area of land to be subdivided for park, playground, recreation, open land or other public purposes. In locating lands to be reserved and dedicated, the Planning Board shall consider preservation of special environmental and geographic features, unsuitability of certain plans for building purposes, the most appropriate type of public land use for the area, the need to buffer established residential communities from further development, and the conditions necessary to preserve access, use and maintenance of such lands for their intended purpose.
B.
Such land reservation, at the discretion of the Town
Board upon recommendation of the Planning Board, may be retained in
private ownership or may be deeded to a recreation district formed
to serve the subdivision and immediate area or may be deeded to the
Town, but must be permanently maintained for its intended use and
adequately secured for such use by deed covenant or other private
restrictions.
C.
Such land reservation may be offered to the Town as
a gift and, at the discretion of the Town Board, may be accepted upon
recommendation of the Planning Board. If such lands are given to the
Town, they shall either be used for their intended purpose or they
may be sold, and the funds realized shall be kept in trust to be used
only to acquire land for parks, playgrounds, recreation or open areas
in the Town.
D.
In the event that the Planning Board determines that
reservation of land of adequate size and suitable purpose cannot be
practically located in a proposed subdivision or that said reservation
would not appropriately serve the locale, the Planning Board may condition
its approval of a subdivision upon payment to the Town of fees pursuant
to the schedule set forth herein, which fees shall constitute a trust
fund of the Town to be used exclusively for the acquisition and development
of parks, playgrounds, recreation or open land areas in the Town.
Such fees will be collected at the time of filing of a preliminary
subdivision map utilizing the fee schedule then in full force and
effect.
E.
The schedule for parkland fees shall be as follows:
(1)
Residential R-5 District: $300 per lot.
(2)
Residential R-4 District: $325 per lot.
(3)
Residential R-3 District: $350 per lot.
(4)
Residential District R-2: $375 per lot.
(5)
Residential District R-1 and Restricted Agricultural
RA: $400 per lot.
(6)
Residential Multiple Use Districts R-M: $350
per apartment unit.
A.
Easements across lots or centered on rear or side
lot lines shall be provided for utilities where they are anticipated.
B.
Permanent utility easements normally need not exceed
20 feet in width, although exceptional circumstances may require additional
width.
C.
Easements related to public use shall be conveyed
and dedicated to the Town of Manlius or to the Town Board of the Town
of Manlius on behalf of any appropriate improvement districts.
A.
All subdivisions shall be related to the drainage
pattern affecting the areas involved, with proper provision to be
made for adequate storm drainage facilities. Storm drainage plans
shall reflect potential surface runoff within the drainage area after
development and shall comply with the requirements of the Town Engineer
and Highway Superintendent and appropriate county agencies, where
applicable.
B.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater
drainage easement conforming substantially with the lines of such
watercourse and of such width as to encompass the twenty-five-year
flood area of such watercourse, if such data is available, or to encompass
the flood of record, plus three feet in elevation.
C.
Rights-of-way for stormwater drainage must be sufficient
for facilities to handle not only the anticipated discharge from the
property being subdivided, but also the anticipated runoff that will
occur when property at a higher elevation in the drainage basin is
developed. The ratio of runoff shall not be increased from the proposed
subdivision to any adjoining property.
[Added 6-23-1993 by Ord. No. 5-1993]
