In considering applications for subdivision of land, the Planning
Commission shall be guided by the standards set forth hereinafter.
Said standards shall be considered to be minimum requirements.
A.
Character of land. Land to be subdivided shall be of such character
that it can be used safely for building purposes without danger to
health or peril from fire, flood or other menace.
B.
Conformity with Comprehensive Plan. Subdivisions shall conform to
and be in harmony with the Comprehensive Plan.
C.
Specifications for required improvements. All required improvements
shall be constructed or installed to conform to the City specifications,
which may be obtained from the City Engineer.
D.
Access. No development may reduce access to an existing community.
A.
Width, location and construction. Streets shall be of sufficient
width, suitably located and adequately constructed to conform to the
Comprehensive Plan and to accommodate the prospective traffic and
afford access for fire fighting, snow removal and other road maintenance
equipment. The arrangement of streets shall be such as to cause no
undue hardship to adjoining properties and shall be coordinated so
as to compose a convenient system.
B.
Arrangement. The arrangement of streets in the subdivision shall
provide for the continuation of principal streets of adjoining subdivisions
and for the proper projection of principal streets into adjoining
properties which are not yet subdivided, in order to make possible
necessary fire protection, movement of traffic required, of needed
utilities and public services such as sewers, water and drainage facilities.
Where, in the opinion of the Planning Commission, topographic or other
conditions make such continuance undesirable or impracticable, the
above conditions may be modified.
C.
Local streets. Local streets shall be so laid out that their use
by through traffic will be discouraged.
D.
Special treatment along major streets. When a subdivision abuts or
contains an existing or proposed major street, the Board may require
marginal access streets, reverse frontage with screen planting contained
in a nonaccess reservation along the rear property line, deep lots
with rear service alleys, or such other treatment as may be necessary
for adequate protection of residential properties and to afford separation
of through and local traffic.
E.
Provision for future resubdivision. Where a tract is subdivided into
lots substantially larger than the minimum size required in the zoning
district in which a subdivision is located, the Commission may require
that streets and lots be laid out so as to permit future resubdivision
in accordance with the requirements contained in this chapter.
F.
Dead-end streets. The creation of dead-end or loop residential streets
will be encouraged wherever the Commission finds that such type of
development will not interfere with normal traffic circulation in
the area. In the case of dead-end streets, where needed or desirable,
the Board may require the reservation of a twenty-foot wide easement
to provide for continuation of pedestrian traffic and utilities to
the next street. Subdivisions containing 20 lots or more shall have
at least two street connections with existing public streets, or streets
on an approved subdivision plat for which a bond has been filed.
G.
Block size. Blocks generally shall not be less than 400 feet nor
more than 1,200 feet in length. In general, no block width shall be
less than twice the normal lot depth. In blocks exceeding 800 feet
in length, the Planning Commission may require the reservation of
a twenty-foot wide easement through the block to provide-for the crossing
of underground utilities and pedestrian traffic where needed or desirable
and may further specify, at its discretion, that a four-foot wide
paved footpath be included.
H.
Intersections with collector or major roads. Local street openings
into such roads shall, in general, be at least 500 feet apart.
I.
Street jogs. Street jogs with center-line offsets of less than 125
feet shall be avoided.
J.
Angle of intersection. In general, all streets shall join each other
so that for a distance of at least 100 feet the street is at right
angles to the street it joins.
K.
Relation to topography. The street plan of a proposed subdivision
shall bear a logical relationship to the topography of the property,
and all streets shall be arranged so as to obtain as many of the building
sites as possible at or above the grade of the streets. Grades of
streets shall conform as closely as possible to the original topography.
L.
Other required streets. Where a subdivision borders on or contains
a railroad right-of-way or limited access highway right-of-way, the
Planning Commission 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 (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.
B.
Roadway widths. The minimum width of paving for a new or improved
local (or feeder) street shall depend on projected traffic use as
interpreted by the reviewing agency. Minimum street widths shall be
as follows:
|
Traffic Projection Average Daily Trips
(ADT)
|
No Parking
(feet)
|
Parallel Parking One Side
(feet)
|
Parallel Parking Both Sides
(feet)
|
|---|---|---|---|
|
Under 1,000
|
24
|
28
|
36
|
|
1,000 or over
|
24
|
30
|
38
|
C.
Grades. Grades of all streets shall conform in general to the terrain,
and shall not be less than 1/2% nor more than 6% for major or collector
streets, or 10% for minor streets in residential zones, but in no
case more than 3% within 50 feet of any intersection.
D.
Changes in grade. All changes in grade of more than 1% shall be connected
with vertical curves of variable radius so that clear visibility is
provided. Minimum site distances shall be based on the standards provided
in the latest issue of the American Association of State Highway Officials
(AASHO) Manual.
E.
Curve radii. Horizontal curves shall be used at all changes in excess
of two degrees. Variable radius curves shall be used rather than a
series of curves connected by short tangents, so as to give a continuous
curvilinear alignment. Minimum radius curves at the end of long tangents
will not be approved.
(1)
Curvature. The minimum radius at the center line for horizontal curves
on major streets shall be 400 feet; for collector streets, 200 feet;
and for rural or local streets, 150 feet.
(2)
Tangents between curves. Continuous curvilinear alignment is preferred,
but, if not done, there shall be a tangent of at least 100 feet measured
at the center line between reverse curves, except for local streets.
F.
Curve radii at intersections. Street curb intersections shall be
rounded by a tangential arc with a minimum radius of 20 feet for local
streets, and 30 feet for intersections which incorporate collector
and major streets.
G.
Clear sight triangles. Proper sight lines shall be maintained at
all intersections. Measured along the center line, there shall be
a clear sight triangle of 30 feet from the point of intersection.
This sight line shall be indicated on all plans of street alignment.
No existing or proposed structures or plantings, the highest point
of which is 3 1/2 feet above the road center line, shall be permitted
in this area.
H.
Culs-de-sac. Where dead-end streets are designed to be permanent,
they should, in general, not exceed 500 feet in length and shall terminate
in a hammerhead turnaround. At the end of temporary dead-end streets
a temporary turnaround shall be provided, unless the Planning Commission
approves an alternate arrangement.
I.
Free flow of vehicular traffic abutting commercial developments.
In front of areas zoned and designed for commercial use, or where
a change of zoning to a zone which permits commercial use is contemplated,
the street width shall be increased by such amount on each side as
may be deemed necessary by the Planning Commission to assure the free
flow of through traffic without interference by parked or parking
vehicles, and to provide adequate and safe parking space for such
commercial or business district.
J.
Utilities in streets. The Planning Commission shall, wherever possible,
require that underground utilities be placed in the street right-of-way
between the paved roadway and street line to simplify location and
repair of lines when they require attention. The subdivider shall
install underground service connections to the property line of each
lot within the subdivision for such required utilities before the
street is paved. Such utilities include electric service, telephone,
cable television and other services.
K.
Utility easements. Where topography is such as to make impractical
the inclusion of utilities within the street rights-of-way, perpetual
unobstructed easements at least 20 feet in width shall be otherwise
provided with satisfactory access to the street. Wherever possible,
easements shall be continuous from block to block and shall present
as few irregularities as possible. Such easements shall be cleared
and graded where required.
L.
Shade trees. Shade trees shall be planted at appropriate locations
along all public ways when required so that the number shall not be
less than one per 40 feet of road edge. Locations shall be specified
on the Road and Parking Map. These requirements may be waived for
sections where existing trees are fully protected and retained. A
minimum size of not less than two inches (measured 12 inches above
ground level) shall be planted, provided that an alternate plan may
be approved consistent with the policy of the City of Cortland encouraging
the use of shade trees in subdivisions. Species of trees shall be
approved by the Planning Commission.
M.
Construction.
(1)
All streets shall be constructed according to applicable requirements
of the City Engineer. Streets shall be graded up to subgrade within
four inches of the final grade with material approved by the City
Engineer.
(2)
The Planning Commission may require the planting of street trees
with the advice of the City Engineer as to appropriate species.
(3)
Fire alarm boxes shall be installed or provisions shall be made for
fire alarm boxes as recommended by the Public Safety Board and the
Fire Marshal of the City of Cortland.
[Amended 4-2-2002]
(4)
Streetlighting facilities shall be installed or provided for as recommended
by the Public Safety Board.
[Amended 4-2-2002]
A.
Type of name. All street names shown on a preliminary plat or subdivision
plat shall be approved by the Planning Commission. In general, streets
shall have names and not numbers or letters.
B.
Names to be substantially different. Proposed street names shall
be substantially different so as not to be confused in sound or spelling
with present names, except that streets that join or are in alignment
with streets of an abutting or neighboring property shall bear the
same name. Generally, no street should change direction by more than
80° without a change in street name.
[Amended 12-5-1989]
A.
Alleys. Alleys are prohibited in residential developments except
as the completion extension of one in existence. In commercial or
industrial districts without expressly designed loading areas, alleys
with a minimum width of 25 feet shall be required. Where such alleys
dead end, they shall be provided with a turnaround having a radius
of not less than 25 feet. The roadway shall be a minimum of 20 feet.
(1)
Paving. The paving requirements shall be the same as for street paving.
(2)
Intersections. Intersections of right-of-way lines shall be rounded
by a tangential arc, the minimum radius of which shall be 10 feet,
and the edge of the paving at intersections shall be rounded by a
tangential arc the minimum radius of which shall be 15 feet.
(3)
Obstructions. No fences, hedges, trees, shrubbery, walls, planting
or other obstructions shall be located within the right-of-way. Reasonable
sight distance shall be provided at intersections with streets.
B.
Driveways.
(1)
Location. Driveways shall be so located as to provide reasonable
sight distance at intersections with streets, and not closer than
five feet from side lot lines. A stopping area measured 20 feet behind
the right-of-way line shall be provided not to exceed a grade of 4%.
(2)
Intersections. Driveways shall be located not less than 40 feet from
the street intersection and shall provide access to the street of
a lesser classification when there are streets of different classes
involved.
(3)
Pavement widths and grade. Driveway paving widths and grades shall
be as follows:
|
Land Use
|
Minimum Paving Width
(feet)
|
Minimum Radius at Curb
(feet)
|
Maximum Grade
(percent)
|
|---|---|---|---|
|
Single-family residential
|
10
|
5
|
10%
|
|
Multifamily residential
|
12 (one-way)
|
10
|
8%
|
|
24 (two-way)
|
10
|
8%
| |
|
12 (one-way)
|
15
|
5%
| |
|
Commercial and industrial
|
24 (two-way)
|
15
|
5%
|
(4)
All driveways shall be located, designed and constructed in such
a manner as not to interfere or be inconsistent with the design, maintenance
and drainage of the highway.
(6)
Frontages of 50 feet or less shall be limited to one driveway. Normally
not more than two driveways need to be provided to any single property,
tract or business establishment. Exceptions may be made where the
frontage exceeds 300 feet in length.
C.
Loading bays and parking areas.
(1)
Automobile parking facilities shall be provided off street in accordance with requirements of Chapter 300, Zoning, and this chapter.
(2)
At no time shall angle or perpendicular parking along the curbs of
local, public or private access roads or streets be permitted. All
parking lots and bays allowing any parking other than parallel shall
be physically separated from the cartway by a minimum of seven feet
and confined to barrier curbing.
(3)
No one area for off-street parking of motor vehicles in residential
areas shall exceed 36 cars in capacity. Separate parking areas on
a parcel shall be physically separated from one another by eight-foot
planting strips.
(4)
No less than 15 feet of open space shall be provided between the
curbline of any parking area and the outside wall of the dwelling
unit in residential areas.
(5)
No parking shall be permitted within three feet of a side or rear
property line.
(6)
Parking dimensions shall be a minimum of 8 1/2 feet wide and
18 1/2 feet long.
(7)
Buffer planting requirements shall be applicable to parking lot and loading bays along the area fronting major, collector or local roads and along the area adjacent to other properties. (See § 250-14.)
(8)
All dead-end parking lots shall be designed to provide sufficient
backup area for the end stalls.
(9)
No less than a five-foot radius of curvature shall be permitted for
all curbline in all parking areas.
(10)
Planting. A minimum of 20% of the interior of a parking compound
shall be maintained as open space with indigenous plantings or by
the retention of existing trees. All plantings shall be protected
with curbs, bumpers or bollards.
A.
The lot arrangement shall be such that in constructing a building in compliance with Chapter 300, Zoning, there will be no foreseeable difficulties or other unnatural conditions. Lots should not be of such depth as to encourage the later creation of a second building lot at the front or rear.
B.
Side lines. All side lines of lots shall be generally at right angles
to straight street lines and radial to curved street lines, unless
a variance from this rule will give a better street or lot plan.
C.
Corner lots. In general, corner lots should be larger than interior
lots to provide for proper building setback from each street and provide
a desirable building site.
E.
Access from private streets. Access from private streets shall be
deemed acceptable only if such streets are designed and improved in
accordance with this chapter.
F.
Monuments and lot corner markers. Permanent monuments meeting specifications
approved by the City Engineer as to size, type and installation shall
be set at such block corners, angle points, points of curves in streets
and other points as the City Engineer may require.
A.
Limit of contract. Where the applicant is offering for dedication,
to establish a reservation of open space or preserve an area of scenic
or historic importance, a limit of contract which will confine excavation,
earthmoving procedures and other changes to the landscape may be required
to ensure preservation and prevent despoilation of the character of
the area in open space.
B.
Tree preservation. All trees four inches or more in caliper at breast
height should not be removed unless within the proposed right-of-way
line of a street or impracticable for development. Relocation of noteworthy
plant material should be encouraged where retention is impracticable.
C.
Topsoil preservation. No topsoil shall be removed from the site or
used as spoil. Topsoil must be removed from the areas of construction
and stored separately. Upon completion of the construction, the topsoil
must be redistributed on the site uniformly. All areas of the site
shall be stabilized by seeding or planting on slopes of less than
10% and shall be stabilized by sodding on slopes 10% or more and planted
in ground cover on slopes 20% or more, and riprap shall be utilized
for banks exceeding 25%.
D.
Landscaping. For all residential, commercial and industrial districts,
the developer should incorporate sufficient planting into their design
so as to gain approval of the City Planning Commission. It should
be of a type recommended by the Planning Commission, including open
space, planting strips, screening, formal gardens, shade trees, natural
barriers or other types of acceptable growth.
E.
Buffer planting requirements. The land surrounding any permitted
use shall be landscaped except for paved areas, such as walkways,
accessways, play areas and necessary parking and service areas, and
each apartment house, group apartment development or nonresidential
use shall make such other suitable screening provisions as is necessary
to safeguard the character of an adjacent area. A buffer area shall
be used for no purpose other than planting, screening, lawns or trees
except for necessary accessways. Such buffer area shall include a
suitable and uninterrupted evergreen planting screen of sufficient
height and density to give maximum protection and immediate screening
to the abutting district. Such screening shall be permanently maintained
and replaced where necessary to present an attractive appearance.
F.
Preserved landscaping. When there is a conscientious effort to preserve
the existing natural integrity and character of a site and where such
preservation effectuates areas of woodland and trees comparable to
required planting improvements, i.e., landscaping and buffer screening,
the plan may be received in lieu of additional landscaping requirements.
G.
Bikeways and walkways. A pedestrian access system shall be provided
alongside streets or preferably in common open space. Paved walkways
shall be at least four feet in width, bikeways shall be at least six
feet in width, and improved trails shall be at least five feet clear
in width. Pedestrian access shall be provided to all community facilities,
recreation areas and commercial uses. All walkways shall be separated
from a road by a minimum of 10 feet.
A.
Utilities.
(1)
Utilities. All utilities shall be placed underground. Common trenches
shall be utilized where practical. The minimum easement or dedication
width shall be 10 feet. Care shall be taken to avoid excessive clearing
and to maintain control of grading.
(2)
Building setback. Buildings shall be set back 20 feet from all utility
easements, except those providing direct service. Setbacks from natural
gas transmission lines shall be 50 feet.
(3)
Construction. All utilities shall be constructed according to the
applicable requirements of the agency charged with their maintenance.
Underground utilities shall be installed prior to street paving.
(4)
Limitation. The provisions in this chapter shall not be construed
as to limit or interfere with the construction, installation, operation
and maintenance of public utility structures or facilities which may
hereafter be located within public easements or rights-of-way designated
for such purposes.
B.
Streetlights. Streetlights shall be installed at appropriate locations
in an approved manner specified by the City and the electric utility
company. Care shall be taken to ensure good distribution and avoid
glare while also respecting the quality of the City. Power sources
for standards shall be placed underground as required.
C.
Sewers. Sanitary, collector and storm sewers shall be installed and
connected to the City sanitary and storm sewer system by the City
Public Works Department according to the specifications of the City
Engineer.
D.
Water supply. A public water distribution system shall be installed
by the City Water Board.
A.
Use of existing facilities. Existing storm sewers maintained by the
City shall be utilized in those instances where they are accessible
and with available capacity.
B.
Natural systems. The use of existing natural drainage systems may
be employed if the City Engineer certifies that storm sewers would
be impractical, and provided that the discharge into adjacent properties
at the point of discharge shall net be increased nor create measurable
damage. To facilitate the retention of stormwater, to protect against
siltation and to prevent measurable damage, on-site improvements such
as retention basins, diversion ditches, sodded swales or rubble swales
may be required by the reviewing agency.
C.
Streets. All streets shall be so designed to provide for the discharge
of surface water from their paved area and shoulders. Provisions to
accommodate stormwater runoff shall be designed to meet the needs
of the site. Swales shall be constructed to meet the requirements
of the City as interpreted by the City Engineer.
D.
Erosion controls. The recommendations of the Cortland County Soil
Conservation Service shall be complied with during construction. This
may include temporary improvements such as the use of grass or ground
cover or impounding basins for erosion control both during and after
construction.
E.
Lot grading for subdivision and land developments.
(1)
Blocks and lots. Blocks and lots shall be graded to secure proper
drainage away from buildings and to prevent the collection of stormwater
in pools.
(2)
Design. All drainage provisions shall be of such design as to carry
surface water to the nearest practical street, storm drain or natural
watercourse. Where drainage swales are used to deliver surface water
away from buildings, they shall not have a grade of less than 1% nor
more than 4%. The swales shall be sodded or planted as required and
shall be of such shape and size as to conform to specifications of
the City Engineer.
(3)
Construction. The subdivider shall construct and/or install such
drainage structures and/or pipes which are necessary to prevent erosion
damage and to satisfactorily carry off such surface waters to the
nearest practical street, storm drain or natural watercourse.
Provisions shall be made for suitable open space for parks,
playgrounds and recreational areas. In commercial and industrial areas,
provisions shall be made for suitable open space for walkways (connecting
parking facilities with structures), malls, sitting areas, etc. Due
consideration shall be given to the preservation of natural features,
including large trees, groves, waterways, scenic vistas, historic
grounds and structures and other community assets.
[Amended 8-2-1983]
A.
All subdivision proposals shall be consistent with the need to minimize
flood damage.
B.
All subdivision proposals shall have public utilities and facilities
such as sewer, gas, electrical and water systems located and constructed
to minimize flood damage.
C.
All subdivision proposals shall have adequate drainage provided to
reduce exposure to flood damage.
D.
Base flood elevation data shall be provided for subdivision proposals
and other proposed development which contain at least 50 lots or five
acres (whichever is less).
