The purpose of this article is to specify planning guidelines
and infrastructure design standards for subdivisions in the Village
of Cayuga Heights and to provide for review of subdivision applications
for the purpose of preserving and enhancing neighborhood character,
achieving compatibility with adjacent development and uses, mitigating
potentially negative impacts on traffic, parking, and stormwater management,
and promoting environmental sustainability in new development, redevelopment,
and long-term planning. This article is intended to ensure that the
subdivision of land shall be planned and designed to include, but
not be limited to, the following objectives:
A. Conformity with the requirements of this chapter for the zoning district
in which the land is located;
B. Avoidance of an undue burden on the Village's infrastructure;
C. The installation of high-quality improvements and infrastructure
in compliance with standards and specifications established by the
Village;
D. Provision of safe and convenient vehicular, bicycle and pedestrian
circulation;
E. Provision of space for recreation and other public use;
F. Protection of natural resources;
G. Recording of plats depicting the subdivision of lots and improvements
to be constructed;
H. Coordination with the requirements of county, state, and federal
statutes;
I. Consistency with the objectives of the Village's Comprehensive Plan.
The Planning Board, in considering an application for the subdivision
of land, shall be guided by the following planning guidelines and
infrastructure design standards for both major and minor subdivisions,
except as noted otherwise.
A. Streets, for major subdivisions only.
(1)
Roadway networks shall balance efficiency and connectivity with
preserving neighborhood character.
(2)
Overall street length shall be minimized.
(3)
Sight distances shall be consistent with probable traffic speed,
terrain, alignments, and climatic extremes.
(4)
Street layouts shall be planned to avoid excessive runoff concentration.
(5)
Street alignments shall relate to the natural contours of the
site so as to minimize grading.
(6)
Informational signs shall be unobtrusive and not compete with
traffic control signs for driver attention.
(7)
All buildings shall be made accessible by emergency and service
vehicles.
(8)
Vehicular, bicycle, and pedestrian traffic shall be separated
to the extent feasible by implementation of "complete streets" concepts.
(9)
Traffic calming measures shall be used where needed.
(10)
Construction shall be in accordance with Village specifications
or as approved by the Village Engineer.
B. Blocks, for major subdivisions only.
(1)
Area and shape. No specific rule concerning the area and shape
of blocks is made, but blocks shall fit readily into the overall subdivision
plan and their design shall consider the following:
(a)
Street and neighborhood connectivity;
(b)
Provision of building sites suitable to the needs of the type
of use contemplated;
(c)
Zoning requirements for lot area, lot coverage, street frontage
and setback dimensions;
(d)
Safety of vehicular, bicycle, and pedestrian traffic;
(e)
Adequate provision of off-street parking;
(f)
Limitations of topography;
(g)
Allowance for natural features such as wetlands and watercourses.
(2)
Blocks framed by culs-de-sac and loop streets are discouraged,
but may be acceptable when properly designed, including adequate off-street
parking, facilities for pedestrian access from streets to all lots,
and proper easements for utility lines, as determined by the Planning
Board.
(3)
Blocks over 800 feet in length may be required by the Planning
Board to have a crosswalk at their approximate centers to facilitate
pedestrian circulation to a school, park, recreation area, shopping
center, or other neighborhood destinations.
C. Lots, for major and minor subdivisions.
(1)
Size. All lots shall meet the lot area, lot coverage, street
frontage and setback requirements of the zoning district in which
the lot is located. In calculating minimum lot area and lot coverage,
wetlands that cover 1/4 acre or more, water bodies, FEMA-designated
floodplains or areas subject to chronic flooding, slopes having a
grade of 25% or more that cover 2,000 square feet or more of contiguous
sloped area, and lands currently under conservation easement shall
be excluded from such calculations.
(2)
Shape. Lots shall be so far as possible regular and symmetrical.
Side lines of lots shall be substantially at right angles to straight
street lines and radial to curved street lines with radial corners
on the property line substantially concentric with street curb radius
corners. The following formulae may be used to determine that the
irregular shape of a proposed lot is not acceptable:
(a)
A lot will not be acceptable in shape when (16 by lot area)/(the
square of the lot perimeter) is less than four-tenths (0.4); and
[Amended 10-21-2019 by L.L. No. 5-2019]
(b)
A lot will not be acceptable in shape when (the square of the
lot perimeter)/(lot area) is greater than 22.
(3)
Access. All lots shall have adequate access to an existing public
street or to a subdivision street.
(4)
Flag lots, which are lots isolated from the street with either
road frontage less than 75 contiguous feet or no road frontage and
access provided by easement, are discouraged except in cases where
the Planning Board determines that, because of environmental, design,
or other constraints, subdivision otherwise would not be feasible.
(5)
Clustered development for major subdivisions is permitted if
the arrangement of lots results in a greater area of open space than
would result from traditional subdivision of the land, said open space
to be contained in a separate open space lot protected from development
by a conservation easement or deed restriction.
D. Driveways, for major and minor subdivisions.
(1)
The maximum grade for any new driveway shall be 10%, except
in cases that the Planning Board determines that, because of physical
constraints affecting a particular lot, an increase in driveway grade
should be permitted, provided the increase is the minimum increase
required and the driveway grade does not exceed 15%.
(2)
Clear visibility shall be provided in all directions at all
exit points so that the driver of an automobile stopped at the exit
point of any driveway will have an unobstructed view of the street
for a distance commensurate with the speed and volume of traffic on
such street and so that there is a similar view from the street of
the automobile in the driveway.
(3)
Shared driveways and shared curb cuts by two adjacent lots may
be permitted where appropriate to minimize impervious surface and
maximize green space.
E. Sidewalks, for major subdivisions only.
(1)
Safe and convenient pedestrian circulation within the subdivision
and between the subdivision and surrounding areas shall be provided.
(2)
Sidewalks shall be installed on at least one side of all existing
streets bounding the subdivision property and all proposed streets
within the subdivision unless waived by the Planning Board.
(3)
Sidewalks shall be of a width as required to meet Village standards
and specifications or as approved by the Planning Board.
(4)
Sidewalk routes shall have minimum change in elevation throughout
their lengths.
(5)
All required ramps and curb cuts shall be compliant with the
Americans with Disabilities Act (ADA).
(6)
Potential pedestrian, bicycle, and vehicular conflicts shall
be minimized.
F. Utilities, for major and minor subdivisions.
(1)
For major subdivisions only, all utilities, including electrical,
cable TV, fiber optic and telephone lines, shall be placed underground
where practicable throughout the subdivision.
(2)
Suitable easements shall be provided to the Village for any
utility service, including water, sewer and stormwater drainage, as
determined by the Village Engineer. Easements for water and sewer
lines shall be established so as to provide continuity of alignment
from existing lines into the subdivision.
(3)
Stormwater. All street side stormwater ditching and piping shall
be in accordance with Village specifications or as approved by the
Village Engineer.
(4)
Sewers. Any building that has sanitary facilities, or includes
a dwelling unit, must be connected to the Village's sanitary sewer
system. All sanitary sewers and laterals must be installed before
a street is improved and construction shall be in accordance with
Village specifications or as approved by the Village Engineer.
(5)
Water distribution. Waterline types and installation shall be
in accordance with Village specifications or as approved by the Village
Engineer. Waterline size shall be a minimum of eight inches and on
a grid system or interconnected wherever possible, based on generally
accepted engineering practices for required fire flow.
(6)
Fire hydrants. Hydrants shall be located a maximum of 500 feet
apart. Hydrant type and installation shall be in accordance with Village
specifications and approved by the Village Engineer and the Village's
Fire Chief.
(7)
Streetlighting. Lighting shall be provided along streets and
walkways adequate for community safety needs and shall be Dark Sky
compliant according to the specifications of the International Dark
Sky Association (IDA). Location of streetlighting shall be approved
by the Village Engineer and the Village's Chief of Police.
[Amended 10-21-2019 by L.L. No. 5-2019]
G. Landscaping, for major subdivisions only.
(1)
Public streets. A detailed planting and landscaping plan shall
be submitted for all areas within the public right-of-way and approved
by the Planning Board as a part of the preliminary subdivision approval
process.
(2)
Private streets. A landscape plan shall be submitted for the
area within 10 feet from the edge of pavement along private streets
and approved by the Planning Board as a part of the preliminary subdivision
approval process. The owner of such area shall be responsible for
all planting, maintenance, and necessary replacement.
H. Street trees, for major subdivisions only.
[Amended 10-21-2019 by L.L. No. 5-2019; 6-17-2021 by L.L. No. 2-2021]
(1) The
issuance of each building permit for building improvements on lots
adjacent to a public street shall be subject to planting one tree
per 40 feet of street frontage.
(2) Tree
and planting specifications shall comply with standards set by the
Village's Street Tree Advisory Committee.
(3) All
trees will be subject to inspection by the Village Forester at the
time of planting.
The following procedures apply to both major and minor subdivisions
except as noted otherwise.
A. Prior to the filing of an application for subdivision review, the
applicant for a proposed subdivision of land shall have a preapplication
discussion with the Zoning Officer, at which time the applicant shall
present, in sketch form, the proposed layout of streets, lots, and
other features and information necessary to explain and/or supplement
the sketch layout.
[Amended 6-17-2021 by L.L. No. 2-2021]
(1) No
living trees with a trunk diameter at breast height (DBH) of six inches
or greater shall be removed from the area subject to subdivision review
prior to the Planning Board's issuance of subdivision approval, unless
such removal has been approved by the Planning Board after consultation
with the Village Forester.
B. Filing. Subsequent to the pre-application discussion, an applicant for a proposed subdivision shall file with the Zoning Officer a subdivision plat conforming to the requirements of §
305-125, together with an application fee as determined by the current fee schedule approved by the Village's Board of Trustees.
C. Within a reasonable time of receipt of an application for subdivision
review, the Planning Board shall schedule consideration of the application
at its next subsequent regularly scheduled meeting.
D. At the meeting referenced in §
305-124C, the Planning Board shall conduct a preliminary review of the application and, if the application is deemed complete and accepted by the Planning Board for further review, schedule a public hearing on the application within 62 calendar days.
E. Public hearing. Prior to rendering any decision on any subdivision application, the Planning Board shall conduct a public hearing in accordance with the provisions of §
305-118E.
F. Coordination and consultation. Proposed subdivisions may also be
reviewed by the Village's Chief of Police and Fire Chief, and any
other Village officials or consultants deemed appropriate by the Planning
Board. Any comments from these persons shall be delivered, in writing,
to the Planning Board to aid its decision on the application.
G. Planning Board action.
(1)
Minor subdivisions.
(a)
Within 62 calendar days of the closing of the public hearing, the Planning Board shall approve, approve with conditions, or disapprove the subdivision plat submitted for review after considering the objectives set forth in §
305-120 and the planning guidelines and infrastructure design standards set forth in §
305-123. If the Planning Board has approved the subdivision plat with conditions, such conditions must be satisfied prior to issuance of a building permit or a certificate of occupancy, as the case may be, as stated in such conditions. An approved subdivision plat will be signed by the Planning Board Chairperson or, in the Chairperson's absence, such other person who has been authorized by the Planning Board to sign the plat. After the Planning Board has approved the subdivision plat, and it has been signed by the Chairperson (or such other authorized person), the applicant shall obtain the approval and signature of the Tompkins County Assessment Department, and the applicant shall file one copy of the fully signed plat with the Village Clerk and one copy with the Tompkins County Clerk. The applicant shall file the approved plat with the County Clerk within 180 calendar days of the signing of the plat on behalf of the Planning Board, and the applicant shall deliver a copy of the County Clerk's filing receipt to the Village upon such filing.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(b)
The conditions for any conditional plat approval shall be stated
on the final plat that is signed on behalf of the Planning Board.
(2)
Major subdivisions.
(a)
Within 62 calendar days of the closing of the public hearing, the Planning Board shall approve, approve with conditions, or disapprove the preliminary subdivision plat submitted for review after considering the objectives set forth in §
305-120 and the planning guidelines and infrastructure design standards set forth in §
305-123.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(b)
Within six months of the approval of the preliminary plat, the
applicant shall submit to the Planning Board for review the final
plat incorporating any modifications required by the Planning Board
at the preliminary plat stage. If the applicant fails to submit a
final plat to the Planning Board in this time period, approval of
the preliminary plat may be revoked by the Planning Board.
(c)
Upon submission to the Zoning Officer by the applicant of a
complete final plat, the Planning Board shall have 62 calendar days
to approve, approve with conditions, or disapprove the final plat
submitted for review.
(d)
Notwithstanding the foregoing terms of Subsection
G(2)(c), if significant changes have been made between the preliminary and final plats or the final plat is not in substantial agreement with the approved preliminary plat, the Planning Board shall conduct a new public hearing and make a new determination of significance under SEQRA, in which event the Planning Board shall have 62 calendar days from the close of the public hearing to approve, approve with conditions, or disapprove the final plat submitted for review.
(e)
If the Planning Board has approved the final subdivision plat
with conditions, such conditions must be satisfied prior to issuance
of a building permit or a certificate of occupancy, as the case may
be, as stated in such conditions. An approved subdivision plat will
be signed by the Planning Board Chairperson or, in the Chairperson's
absence, such other person who has been authorized by the Planning
Board to sign the plat. After the Planning Board has approved the
subdivision plat, and it has been signed by the Chairperson (or such
other authorized person), the applicant shall obtain the approval
and signature of the Tompkins County Assessment Department, and the
applicant shall file one copy of the fully signed plat with the Village
Clerk and one copy with the Tompkins County Clerk. The applicant shall
file the approved plat with the County Clerk within 62 calendar days
of the signing of the plat on behalf of the Planning Board, and the
applicant shall deliver a copy of the County Clerk's filing receipt
to the Village upon such filing.
(f)
The conditions for any conditional plat approval shall be stated
on the final plat that is signed on behalf of the Planning Board.
H. Changes to approved subdivision plat. Proposed changes to an approved
subdivision plat must be submitted to the Zoning Officer for review
to determine whether the effect of the proposed changes warrants reconsideration
by the Planning Board of the subdivision plat. The Zoning Officer
shall make one of the following determinations:
(1)
That the changes are not significant and do not affect the approval
of the subdivision plat;
(2)
That the changes are significant and require the Planning Board
to reconsider its subdivision approval; or
(3)
That the changes are significant and require the applicant to
submit a new subdivision application for the Planning Board to undertake
a new subdivision review.
I. Variances. For subdivisions that require both a variance and subdivision
approval, the Planning Board will act as lead agency for both actions
in any environmental review required in accordance with the State
Environmental Quality Review Act (SEQRA). The Zoning Board of Appeals
cannot grant a variance until the Planning Board has completed the
environmental review.
J. Stormwater pollution prevention plans (SWPPPs). All stormwater pollution prevention plans must be approved by the Village's Stormwater Management Officer in accordance with Chapter
235, Stormwater Management, of the Village Code before the Planning Board will grant subdivision approval.
K. Extension of deadlines. All deadlines for decisions on a subdivision
application may be extended upon mutual agreement between the Planning
Board and the applicant after determining that the plat remains in
compliance with all regulations of this article and with any conditions
stipulated by the Planning Board.