A.
The following planning and design standards shall
be complied with and no higher standard may be required by the Planning
Board except where it 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 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.
B.
Developers are responsible for proper construction
procedures according to these regulations, regardless of whether they
build houses and other type buildings or whether they sell off lots
to other builders.
A.
The arrangement, character, extent, width, grade and
location of all streets shall conform to the Official Map and the
Comprehensive Development Plan, if any, 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 street.
B.
Where such is not shown in the Comprehensive Development
Plan or Official Map, the arrangement of streets in a subdivision
shall either:
(1)
Provide for the continuation or appropriate projection
of existing principal streets in surrounding areas; or
(2)
Conform to a plan for the neighborhood approved or
adopted by the Planning Board to meet a particular situation where
topographical or other conditions made continuance or conformance
to existing streets impracticable.
C.
Local streets shall be so laid out 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 local streets with arterial or collector
streets shall be held to a minimum to avoid hazard and delay.
H.
Half streets shall be prohibited except where it is
necessary to provide the remaining half of a previously approved half
street.
I.
No street names shall be used which will duplicate
or be confused with the names of existing streets in the Town of Cicero
or adjacent towns. Streets that are extensions of or in alignment
with existing named streets shall bear the names of the existing streets.
J.
Where the subdivision abuts or fronts on arterial
streets, sidewalks shall be required, and shall be of size and type
as approved by the Planning Board.
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 not to be extended shall
be provided with a temporary turnaround. Appropriate arrangements
shall be made for those portions of temporary turnarounds outside
of street rights-of-way to revert to abutting property owners at such
time as streets shall be extended.
L.
Final certification of roads by owners shall include
a statement to the effect that final elevations are in accordance
with the approved final plat.
M.
Any changes of road elevations will require amended
plans to be approved by the Planning Board before changes are made.
N.
No subdivision shall be approved within the Town of Cicero which does not provide for at least two entry/exit streets to allow for the safe and expeditious entry and/or exit of all emergency vehicles, maintenance vehicles and all vehicular traffic. In the event that due to 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 standard specified herein cannot reasonably be followed, application for waiver hereof can be made, pursuant to Article VII, of the within subdivision regulations.
[Added 2-8-1988]
O.
The Planning Board shall require developers to purchase
and install the appropriate traffic control signage, including, but
not limited to: stop signs, yield signs, "children-at-play" signs,
"stop ahead" signs, etc. The location of such signs shall be at the
discretion of the Planning Board. The Planning Board shall also, from
time to time, consult the Chief of Police and Highway Superintendent
to determine the appropriate locations for such signs.
[Added 6-28-2004 by L.L. No. 6-2004]
[Amended 3-24-1975; 6-12-1978; 3-8-2004 by L.L. No.
1-2004]
Design standards shall be as follows:
|
Arterial
|
Collector
|
Minor
|
Marginal Access
|
Cul-de-Sac (Turnaround) 60-Foot Radius
| |
|---|---|---|---|---|---|
|
Minimum right-of-way width (feet)
|
120
|
80
|
60
|
60
|
150
|
|
Maximum grade (percent)
|
3%
|
5%
|
10%
|
5%
|
10%; (turn-around 5%)
|
|
Minimum grade2 (percent)
|
0.75%
|
0.75%
|
0.75%
|
0.75%
|
0.75%
|
|
Minimum radius of curves (feet)
|
1,000
|
500
|
150
|
500
|
150
|
|
Minimum tangent length between reverse curves
(feet)
|
200
|
100
|
See Note 1
|
See Note 1
|
See Note 1
|
|
Maximum grades within 150 feet of center line
of intersection (percent)
|
1%
|
3%
|
3%
|
3%
|
3%
|
|
Minimum braking 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 ofcul-de-sac 3 (feet)
|
500
| ||||
|
Minimum outside radius of cul-de-sacpavement
(feet)
|
60
| ||||
|
Angle at intersections of street center lines
(degrees)
|
90º
|
80º to 100º
|
80ºto100º
|
80º to100º
|
80º to100º
|
|
Minimum radius of gutters at intersections (feet)
|
25
| ||||
|
NOTES:
1No standard.
| |||||
|
2Grades under 0.75%
acceptable when approved stormwater drainage facilities are provided.
| |||||
|
3Except where, in
the judgment of the Planning Board, the cul-de-sac does not impose
any problem and constitutes a positive design feature.
| |||||
A.
General planning standards.
(1)
The length, width, and shape of blocks shall be determined
with due regard to:
(2)
Irregular shaped blocks or oversize blocks indented
by cul-de-sacs, 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 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.
(3)
Nonresidential blocks intended for commercial or industrial
use shall be of such lengths and width as is suitable for their prospective
use. Such blocks shall include adequate provision for off-street parking
and servicing.
B.
Design standards.
(1)
Block lengths shall not exceed 1,200 feet, nor be
less than 400 feet; blocks abutting on designated arterial streets
shall be no less than 1,000 feet and may exceed 1,200 feet.
(2)
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.
(3)
The minimum block width for two tiers of lots shall be 250 feet or twice the minimum depth as specified in Chapter 210, Zoning.
(4)
Where double frontage lots are necessary, the minimum
block width shall be 150 feet.
A.
General planning standards.
(1)
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.
(2)
Side lot lines shall be substantially at right angles
or radial to street lines.
(3)
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.
(4)
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.
(5)
Corner lots and lots adjacent to pedestrian crosswalks
shall have extra width of at least 10 feet to permit appropriate building
setback from and orientation to side streets and crosswalks.
A.
Reasonable requirements for the preservation of outstanding
natural features may be specified. These include large trees, water
courses and falls, historic spots, exceptional views, and similar
irreplaceable assets in which there is general public interest.
B.
There shall be at least one tree per lot and spaced
at intervals of not more than 50 feet, two trees per lot on corner
lots.
C.
No trees shall be planted within the street right-of-way.
Required trees shall be located five feet to 10 feet outside the right-of-way.
D.
Trees shall be hardy, suitable to local soil and climate,
and shall be of species approved by the Planning Board.
E.
New trees shall measure at least 1 1/2 inches in diameter
as measured at a point four feet above finished grade level.
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 designated
engineer of the Town or Town Planning Board and Onondaga County Public
Works Commissioner, where applicable.
B.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially with the
lines of such watercourse, and of such width as to encompass the twenty-five-year-flood
area of such watercourse.
C.
Right-of-way for storm 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
elevated.
A.
Lands shall be reserved for recreation or other public
facilities in accordance with a recreation or community plan and implementation
program duly established and adopted by the Town Board. While such
plan may show only a general location of such proposed site or sites,
the required reservation must be specific in terms of its intended
use. The standards required by that plan and the timetable for development
shall be followed.
B.
The reservation of lands required by such plan shall
expire 24 months from the date of preliminary plan approval unless:
