[Amended 3-28-2022 by L.L. No. 4-2022]
In considering applications for subdivision
of land, the Zoning Board of Appeals shall be guided by the standards
set forth herein. The standards shall be considered to be the minimum
requirements necessary to protect or provide for the public health,
safety and welfare.
A.
The arrangement, character, extent, width and location
of all proposed streets shall confirm to and be in harmony with any
approved Comprehensive Plan or Official Map of the Town or shall conform
to the recommendations of the Town Engineer based on existing and
planned roads, topography, public safety, convenience and proposed
use of the land, including the consideration of their relation to
other existing and planned streets, to topographical conditions, to
public convenience and safety and in their appropriate relation to
the proposed uses of land to be served or abutted by such streets.
B.
The arrangement of streets in the subdivision shall
provide for the continuation or appropriate projection of existing
or proposed collector or arterial streets to surrounding areas or
conform to a neighborhood plan approved or adopted by the Zoning Board
of Appeals to meet a particular situation where topographical or other
conditions make continuance or conformance to existing streets impracticable
or undesirable.
[Amended 3-28-2022 by L.L. No. 4-2022]
C.
Local streets should be so laid out that their use
by through traffic may be discouraged.
D.
Where a subdivision abuts or contains an existing
or proposed arterial street, the Zoning Board of Appeals may require
marginal access streets, reverse frontage lots with screen planting
contained in a no-access reservation along the rear 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 and to minimize direct access points on arterial streets.
E.
Where a subdivision abuts or contains a railroad right-of-way
or limited access highway right-of-way, the Zoning Board of Appeals
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 grade and future grade separations.
[Amended 3-28-2022 by L.L. No. 4-2022]
F.
The subdivider shall submit proposed street names
to the Syracuse-Onondaga County Planning Board and "911" for review
and approval to avoid duplications or the use of similarly sounding
or spelled names.
G.
The subdividing of land shall be such as to provide,
by means of a public street, each lot with satisfactory access to
an existing public street.
H.
Public access shall be provided to streets, water
plants, sewage treatments plants or to other land dedicated or to
be dedicated to public use.
I.
No subdivision shall be built with a single-access road exceeding
800 feet in length or serving more than 19 residential units unless
the Zoning Board of Appeals, after consultation with the Town Engineer
and the fire department that services the single-access road, determines
that the length may be safely extended and the number of lots increased,
such length and number of lots to be determined at the discretion
of the Zoning Board of Appeals. Under no circumstances shall the Zoning
Board of Appeals allow the number of lots approved for a subdivision
on a single-access road be more than the underlying zoning permits
in that zoning district. Generally, an intersection with a cross section
which connects to another street within the subdivision is sufficient.
In addition, a second access shall be provided for nonresidential
development as deemed necessary by the Zoning Board of Appeals.
[Amended 3-22-2021 by L.L. No. 2-2021; 3-28-2022 by L.L. No. 4-2022]
J.
Streets to be connected into adjoining tracts shall
be fully paved and constructed and shall be provided with a turnaround
area having a minimum street property line diameter of 100 feet and
a minimum paved diameter of 86 feet. Such turnaround area shall be
conveyed to the Town by an easement in a form approved by the Town
Attorney.
K.
Any damage to an existing street occurring during
the course of development of lands adjacent to the street shall be
the responsibility of the owner of the subdivision that was the cause
of such damage and shall be repaired to the satisfaction of the Highway
Superintendent prior to the issuance of a certificate for use of utilities
or any certificate of occupancy. If such damage occurs during winter
months, the owner shall post a cash escrow to cover the costs of said
repairs. Such escrow agreement shall specify a date by which such
repairs shall have been completed. If the repairs are not completed
by the date specified, the Town shall have the authority to use the
escrow amount to complete the required repairs.
L.
Half streets shall be prohibited.
M.
Suitable monuments shall be placed at block corners
and other necessary points as may be required by the Zoning Board
of Appeals, and the location thereof shall be shown on the map of
such plat.
[Amended 3-28-2022 by L.L. No. 4-2022]
A.
Street right-of-way widths shall be as shown on the
Official Map and, where not shown therein, shall be not less than
as follows:
|
Street Type
|
Right-of-Way
(feet)
|
|---|---|
|
Arterial
|
100 to 210
|
|
Collector or secondary artery
|
80
|
|
Local
|
60
|
B.
Streets shall be laid out so as to intersect as nearly
as possible at right angles, and no street shall intersect any other
street at less than 75º. Any change in street alignment to meet
this requirement shall occur at least 100 feet from the intersection
on collector streets and at least 50 feet from the intersection on
local streets.
C.
Property lines at street intersections shall be rounded
with a radius of 10 feet or with a greater radius where the Zoning
Board of Appeals may deem it necessary.
[Amended 3-28-2022 by L.L. No. 4-2022]
D.
The tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
E.
Where connecting streets deflect from each other at
any point, they shall be connected by a curve with a radius at the
inner street line of not less than 350 feet for local and collector
streets and of such greater radii as the Zoning Board of Appeals shall
determine for special cases and of much smaller radii as the Zoning
Board of Appeals shall determine for local streets.
[Amended 3-28-2022 by L.L. No. 4-2022]
F.
Street grades, wherever feasible, shall not exceed
the following, with due allowances for reasonable vertical curves
and with not less than 200 feet between changes of grade:
|
Street Type
|
Maximum Percent Grade
|
|---|---|
|
Arterial
|
4%
|
|
Collector
|
6%
|
|
Local
|
8%*
|
|
Marginal access
|
8%
|
|
*Note: A ten-percent grade on a local street
may be permitted where a second access having an eight-percent grade
or less is available.
| |
G.
In order to facilitate drainage, no street grade shall
be less than 0.5%.
H.
Sidewalks along arterial and collector streets and
along other streets shall be provided at such locations as the Zoning
Board of Appeals may deem necessary, in accordance with plans and
specifications of the Town.
[Amended 3-28-2022 by L.L. No. 4-2022]
I.
No streets shall be planned at an elevation below
374 feet, United States Coast and Geodetic Survey datum.
A.
The lengths, widths and shapes of blocks and lots
shall be determined with due regard to:
B.
Block length generally shall not exceed 2,000 feet
nor be less than 600 feet.
C.
Intersections with arterial streets generally should
be held to a minimum and preferably spaced at least 1,000 feet apart.
D.
Street jogs with center-line offsets of less than
125 feet shall be avoided.
E.
Need for pedestrian access, not less than 10 feet
in width, property line to property line, which shall be required
where deemed essential to provide circulation, or access to schools,
playgrounds, shopping centers, transportation and other community
facilities.
A.
The lot size, width, depth, shape and orientation
shall be appropriate for the location of the subdivision and for the
type of development so proposed.
B.
Residential lots shall conform to the requirements
of the Zoning Ordinance, except as modified pursuant to § 278
of the Town Law.
C.
No residence shall be constructed in an area of a
lot subjected to flooding or in such a manner as to increase the danger
to life or property or to aggravate the flood hazard.
D.
Whenever a flag lot is proposed, such lot shall have
a driveway access strip with a minimum width of 20 feet fronting on
a public road which will provide access to the buildable portion of
the lot. The flag lot shall be large enough to contain the minimum
lot area required by the Zoning Ordinance, without including the area
within the driveway access strip. Building setbacks shall be measured
from the front lot line of the buildable portion of the lot. Only
one flag lot per subdivision may be approved by the Zoning Board of
Appeals for lots in existence prior to the establishment of the Subdivision
Regulations of 1962.
[Amended 3-28-2022 by L.L. No. 4-2022]
E.
Double-frontage lots may be appropriate to provide
separation of development from arterial streets or other disadvantageous
use or to overcome specific disadvantages of topography and orientation.
F.
Side lot lines shall be substantially at right angles
or radial to street right-of-way lines.
G.
In case a tract is subdivided into larger parcels
than normal building lots, such parcels shall be arranged so as to
allow the opening of future streets and logical further subdivision.
A.
Reasonable requirements for the preservation of outstanding
natural features may be specified. These include large trees or groves,
watercourses, historic spots, exceptional views and similar irreplaceable
assets in which there is general public interest.
B.
Trees shall not be planted within the street right-of-way.
Required trees shall be located from five feet to 10 feet from a property
line or from an existing sidewalk, where applicable, or as otherwise
specified by the Zoning Board of Appeals.
[Amended 3-28-2022 by L.L. No. 4-2022]
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 as shall be determined by the Zoning Board of Appeals.
[Amended 3-28-2022 by L.L. No. 4-2022]
C.
Easements related to public use shall be conveyed
and dedicated to the Town of Salina or to the Town Board of the Town
of Salina on behalf of any appropriate improvement district.
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 the Highway Superintendent and /or 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 or right-of-way at least 25 feet wide conforming
substantially with the lines of such watercourse and of such further
width or construction, or both, as will be adequate for the purpose
and acceptable to the Town Engineer and/or the Highway Superintendent.
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 to prevent an increase in the ratio
of runoff from the proposed subdivision to any adjoining property.
