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.
A.
The arrangement, character, extent, width, grade and location of
all streets shall be in harmony with 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 planned streets are not shown on the Master Plan, the
arrangement of streets in a subdivision shall either provide for the
continuation or appropriate projection of existing principal 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 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 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.
E.
Where a subdivision borders on or contains a railroad right-of-way
or an existing or proposed 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 and 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 street shall be prohibited except
where control over them is vested in 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 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 Schroeppel or other
municipalities, and all such street names shall comply with Oswego
County law. 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 such width 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 to be extended shall be provided with a temporary
turnaround. Appropriate arrangements shall be made for those portions
of temporary turnarounds outside of a street right-of-way to revert
to abutting property owners at such time as such streets shall be
extended.
L.
Ingress to and egress from lots in certain subdivisions may be provided
for by means other than streets as heretofore provided under the following
terms and conditions:
[Repealed 9-1-1992 by L.L. No. 6-1992; added 2-19-1997 by L.L. No.
2-1997]
(1)
The proposed subdivision consists of more than one lot, one or more
of which does not have access to an improved mapped street as defined
in New York State Town Law § 280-a.
(2)
The proposed subdivision provides ingress and egress to such lots
lacking access through a strip of land (hereinafter "access strip")
60 feet in width abutting on an improved mapped street as defined
in New York State Town Law § 280-a and any of the lots without
such access.
(3)
Any deed description conveying a lot which abuts the access strip
shall contain the following:
(a)
A clause indicating that the access strip is a private road
and it will not be constructed, repaired, maintained or plowed by
the Town of Schroeppel, nor will it receive any services whatsoever
from said Town.
(b)
An acknowledgement by the buyer that, due to the private nature
of the road, neither the Town nor anyone else has guaranteed accessibility
in time of emergency. This clause should specifically include but
not be limited to emergency medical service and/or fire departments.
(c)
A clause stating that, should all owners of land serviced by
the access strip in the future wish to petition the Town of Schroeppel
to make the access strip a public road, that the road must be constructed
or reconstructed in accordance with the Town's road specifications
in existence at the time of said petition at the expense of the owners
of property served by said road and at no cost or expense to the Town.
A.
General planning standards. The length, width and shape of blocks
shall be determined with due regard to good design.
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.
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 to permit appropriate building setback from and orientation
to side streets or crosswalks.
(6)
Trees or shrubs exceeding two feet in height shall not be allowed
in the street right-of-way.
(7)
There shall be at least two trees per lot, spaced at intervals of
not more than 50 feet. Trees shall measure at least 1 1/2 inches
in diameter at a point four feet above the finished grade.
Reasonable requirements for the preservation of outstanding
natural features may be specified. These include large trees or groves,
watercourses and waterfalls, historic spots, exceptional views and
similar irreplaceable assets in which there is general public interest.
A.
All subdivisions shall be related to the drainage pattern affecting
the areas involved, with proper provisions 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 for the Town
and the County Department of Health.
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.
The 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 developed.
D.
The final ground elevations at the corners of all structures within
subdivisions shall be a minimum of one foot above the flood level
of a one-hundred-year frequency storm. The one-hundred-year storm
frequency shall be computed assuming the entire tributary area is
to be developed.
Special considerations are required for land adjoining easements
of intercounty pipelines conveying flammable, explosive or toxic materials
injurious to health. This does not apply to distribution lines within
the Town serving residential customers individually.
