A.
Conformity with general plan. The arrangement, width, location and
extent of major roads and all minor roads should conform and be in
harmony with the Comprehensive Plan, if any, for the Town. Roads not
in the Comprehensive Plan, if any, should conform to the recommendation
of the Planning Board based on existing and planned roads, topography,
public safety, convenience and proposed uses of land. The Town Highway
Superintendent shall be consulted by the Planning Board for an advisory
opinion before the approval of any new road.
B.
Arrangement. Residential minor roads shall be designed to discourage
through traffic whose origin and destination is not within the subdivision.
C.
Location. When a proposed subdivision is adjacent to or contains
a state highway, the Planning Board may seek information from the
New York State Department of Transportation as to the status of said
highway regarding the state highway right-of-way and direction. The
Planning Board may require the subdivider to establish a marginal
road approximately parallel to and on each side of such a right-of-way
at a distance suitable for an appropriate use of the intervening land,
such as for park purposes in a residential district, or for commercial
or industrial purposes. Such distance shall also be determined with
due regard for the requirements of approach grades and future grade
separation. Railroad rights-of-way shall receive similar consideration.
D.
Intersections. Roads shall intersect one another at angles as near
to a right angle as possible, and no intersections of roads at angles
less than 60° shall be approved. Road intersections shall be rounded
with a radius of 25 feet measured at the right-of-way line when the
intersection occurs at right angles. If an intersection occurs at
an angle other than a right angle, it shall be rounded with a curve
of radius acceptable to the Planning Board. Road jogs with center-line
offsets of less than 125 feet shall be avoided.
E.
Dead-end roads. Dead-end roads, designed to be so permanently, shall generally not be longer than 500 feet and shall be provided at the closed end with a turnaround having a street property line diameter of at least 130 feet or, in the case of a cul-de-sac, have a minimum outside radius of at least 60 feet. The length of a dead-end road may be extended beyond 500 feet by waiver of the Planning Board pursuant to § 240-5 of these Subdivision Regulations, based upon written evidence from the Town Highway Superintendent, the affected school district and the pertinent fire department that the additional length will not pose a safety hazard or interfere with Highway Department or School District services and activities.
[Amended 3-28-2011 by L.L. No. 1-2011]
F.
Half roads. Dedication of a half road shall be prohibited, except
when essential to the reasonable development of the subdivision in
conformity with the other requirements of these regulations and where
the Planning Board finds it will be practicable to require the dedication
of the other half when the adjoining property is subdivided. Wherever
a half road is adjacent to a tract to be subdivided, the other half
of the road shall be platted within such tract.
G.
Access. In commercial and industrial districts, definite and assured
provision shall be made for service access, such as off-road parking,
and loading and unloading consistent with and adequate for the uses
proposed.
H.
Names and addresses. Names of new roads shall not duplicate existing
or platted roads. New roads which are extended or in alignment with
existing roads shall bear the name of the existing roads. House numbers
shall be assigned in accordance with the house numbering system now
in effect in the Town.
I.
Road signs. The subdivider shall provide and erect road signs of
a type to be approved by the Town Board at all road intersections
prior to acceptance of the constructed roads.
J.
Trees. If roadside trees are provided, they should be outside of
the road right-of-way and planted in such a manner as not to impair
visibility at any corner or corners.
|
Standards for Road Design
| ||
|---|---|---|
|
Minor Road
|
Major Road
| |
|
Minimum width right-of-way (feet)
|
50
|
60
|
|
Minimum width of pavement (feet)
|
20
|
24
|
|
Minimum width of shoulders (feet)
|
5
|
5
|
|
Minimum radius of horizontal curves (feet)
|
150 feet except for road intersection corners
|
400
|
|
Minimum length of vertical curves (feet)
|
Shall be such that at least 100 feet line-of-sight exists measured
3 feet above the road surface
|
200
|
|
Minimum length of tangents between reverse curves (feet)
|
100 feet except where excessive grades may be reduced to reasonable
grades by shortening tangent
|
200
|
|
Maximum grade (percent)
|
10%, except that grades up to 14% may be approved on short runs
|
6% to 8%
|
|
Minimum grade (percent)
|
1%
|
1%
|
|
Minimum braking sight distance (feet)
|
200
|
300
|
Sidewalks may be required and shall be installed as follows:
A.
Sidewalks shall be installed at the expense of the subdivider, at
such locations as the Planning Board may deem necessary.
B.
Sidewalks must be constructed to comply with the detailed specifications
required by the Town Engineer or an approved engineer and approved
by the Planning Board.
C.
Sidewalks shall be concrete or other approved material, and have
a minimum width of four feet in residential areas and five feet in
commercial and industrial areas.
Public utility improvements may be required and shall be installed
as follows:
A.
Fire protection. Hydrants shall be of a size, type and location specified
by the Town Engineer or by an approved engineer.
B.
Streetlighting. Poles, brackets and lights shall be of a size, type
and location approved by the local power company.
C.
Electricity. Power lines shall be placed underground and shall be
approved by the local power company.
D.
Utility services. Utility services shall be extended beyond the highway
boundary or the easement within which the main utility line is located.
If, in the opinion of the Planning Board, it is feasible and
desirable to require a public water supply system, such system shall
be installed at the expense of the subdivider, subject to the approval
of the Planning Board.
A.
If, in the opinion of the Planning Board, it is feasible and desirable
to require a sanitary sewer system, such system shall be installed
at the expense of the subdivider to the approval of the Planning Board
in accordance with plans approved by the Onondaga County Department
of Health.
B.
All sanitary sewage disposal systems shall meet the requirements
of the Onondaga County Department of Health and the State Department
of Environmental Conservation to the satisfaction of the Planning
Board.
C.
Dry sewers may be required in those parts of the Town deemed to have
sufficient population density to merit community sanitary sewer systems
in the future. Such requirements shall be in harmony with the Comprehensive
Plan, if any, for the Town.
A.
Location. All lots shall abut by their full frontage on public roads
to ensure suitable access.
B.
Dimensions. The lot size, width, depth, shape and area shall comply with Chapter 290, Zoning, of the Town Code, as amended, or any successor zoning law.
C.
Double-frontage lots. Frontings on two roads, other than corner lots,
shall be discouraged.
D.
Pedestrian easements. In order to facilitate pedestrian access from
roads to schools, parks, play areas or nearby roads, perpetual unobstructed
easements at least 20 feet wide may be required by the Planning Board.
In heavy traffic areas, sidewalks may also be required.
E.
Setback. The provisions of Chapter 290, Zoning, of the Town Code, as amended, shall apply regarding setback lines.
F.
Lot lines. Side lot lines shall be approximately at right angles
to the road or radial to curved roads. On large-size lots, and except
when indicated by topography, lot lines shall be straight.
G.
Corner lots. Corner lots for residential use shall have extra width
to permit appropriate building setback from and orientation to both
roads.
Unique physical features such as historic landmarks and sites,
rock outcrops, hilltop lookouts, desirable natural contours and similar
features shall be preserved when possible. Also, streams, lakes, ponds
and wetlands shall be left unaltered and protected by easements or
otherwise. All surfaces must be graded and restored within six months
of completion of the subdivision so no unnatural mounds or depressions
are left. Original topsoil moved during construction shall be returned
and stabilized by approved methods. Damage to existing trees should
be avoided.
A.
Consideration shall be given to the allocation of areas suitably
located for community purposes as indicated on the Comprehensive Plan,
if any, and be made available by one of the following methods:
(1)
Dedication to the Town.
(2)
Reservation of land for the use of property owners by deed or covenant.
(3)
Reservation for acquisition by the Town within a reasonable period
of time. Said reservation shall be made in such a manner as to provide
for a release of the land to the subdivider in the event the Town
does not proceed with the purchase.
(4)
If the Planning Board determines that a suitable park or parks of
adequate size cannot be properly located in the plat or that a provision
for such parks would otherwise be impractical, the Board may require
as a condition to approval of the plat a payment to the Town of a
sum to be determined by the Town Board, which sum shall constitute
a trust fund to be used by the Town exclusively for neighborhood park,
playground or recreational purposes, which purposes shall include
the acquisition of property.
B.
The Planning Board may require the reservation of such other area
or sites of a character, extent and location suitable to the needs
of the Town, such as water plants, sewage treatment plants and other
community purposes not anticipated in the Comprehensive Plan, if any.
As a safety measure for the protection of the health and welfare
of the people of the Town, that portion of a proposed lot which is
found by the Planning Board to be unsuitable for subdivision purposes
due to harmful features (e.g., drainage problems) shall not be subdivided
unless and until adequate methods are formulated by the subdivider
and approved by the Planning Board. Before all approvals, the subdivider
shall, in lieu of the improvements, furnish a surety bond, certified
check or letter of credit covering the cost of the required improvements.
