The subdivider shall observe the general requirements
and design standards for land subdivision set out in this article.
In general, the proposed subdivision shall conform
to the Official Map and to the Master Plan, insofar as such exist.
A.
Street layout. The street layout in the subdivision
shall, where appropriate, provide for the continuation or projection
of existing principal streets in neighboring areas or shall conform
to a plan for the neighborhood approved or adopted by the Planning
and Development Board to meet a particular situation where topographical
or other conditions make continuance impracticable. Minor streets
shall be so laid out that their use by through traffic will be discouraged.
B.
Street widths. Street widths shall, in general, be
as noted on the Master Plan, where such information exists. Otherwise
the following schedule shall govern, provided that where topographical
conditions make such widths impracticable, each case may be separately
considered on its merits:
(1)
Arterial streets: not less than 80 feet wide.
(2)
Other major streets, including collector or feeder
streets: 60 feet.
(3)
Minor streets: 50 feet.
(4)
Dead-end or cul-de-sac streets: 50 feet wide on approach,
diameter of turnaround at least 100 feet for right-of-way and at least
80 feet for outer curb. Where topography makes this impracticable,
a corresponding back-around provision may be made, suitable for all
predictable traffic use. The overall length of any dead-end street
shall be not more than 500 feet.
C.
Extensions of existing streets. Where existing streets
are continued, such extensions shall be accomplished without offsets,
abrupt curves or objectionable changes in gradient.
D.
Street jogs. Street jogs shall have center-line offsets
of at least 125 feet.
E.
Reverse curves. Reverse curves in major streets shall
be connected by tangents at least 100 feet long.
F.
Deflection of street lines; connection. Street lines
within a block deflecting from each other at any point more than 10°
shall be connected by a curve, the radius of which for the inner street
lines shall be not less than 350 feet on main thoroughfares or collector
or feeder streets, 250 feet on minor streets with natural grades nowhere
greater than 6% and 100 feet on local streets. The outer street line
in each case shall be parallel to such inner street line.
G.
Street intersections.
(1)
Generally. Streets shall be so laid out as to intersect
as nearly as possible at right angles, and no two streets shall intersect
at an angle sharper than 60°. Property lines at street intersections
shall be rounded with a radius of at least 20 feet, or comparable
chords may be used.
(2)
Required sight distance. Intersections shall be so
planned and graded that a clear view exists across the corner property
from a vehicle 75 feet from the center of the intersection on one
street to another vehicle the same distance from the intersection
on the other street and 100 feet in the case of a major street. A
corresponding sight distance shall be observed on curves on all major
streets, and up to this line of sight the subdivider shall permit
no obstruction to view.
H.
Street grades. Street grades shall, in general, be
not more than 6% in the case of major or through streets or 10% in
the case of minor or local streets, and no street shall have a longitudinal
grade of less than 0.5%. Where exceptional topographic conditions
prevail, all these standards shall be subject to special study and
recommendation by the Planning and Development Board.
I.
Street cross sections. In relatively flat natural
slopes, the average cross section of the right-of-way shall be symmetrical.
On steeper grades, the paved strip and the respective sidewalks and
planting strips shall be so planned, as far as practicable and consistent
with the longitudinal design, as to harmonize with the natural slope
of the land and to minimize the required cut and fill.
J.
Separation of through and local traffic. Where a subdivision
abuts or contains an existing or proposed arterial street, the Planning
and Development Board may require marginal access streets or such
other treatment as may be necessary for adequate protection of residential
properties and to afford separation of through and local traffic.
K.
Railroad rights-of-way. Where a subdivision borders
on or contains a railroad right-of-way, the Planning and Development
Board shall take comparable precautions, and any streets parallel
to the railroad shall be laid out at suitable distance therefrom to
accommodate suitable approach grades and future grade separations.
A.
Lengths. Block lengths shall not, in general, exceed
1,200 feet and, when longer than 800 feet, shall be divided across
the block by an approved pedestrian way at least 10 feet wide.
B.
Widths. Block widths shall, in general, provide for
two lots back-to-back and shall, in the case of two-faced blocks,
be not less than 200 feet, in addition to any alleys or public utility
easements provided through the interior. Single-faced blocks shall
be not less than 100 feet wide, in addition to the alley or easement
strip.
C.
Interior spaces and narrow trafficway. Irregularly
shaped blocks indented by cul-de-sac streets and those written and
recorded containing private parks or other open spaces shall be covered
by agreements as to ownership and maintenance of such interior spaces.
This shall also apply to any trafficway allowed for any reason but
too narrow to be acceptable as City streets.
A.
Size, shape, orientation and setback. Lot size, shape and orientation and the minimum setback allowance for buildings shall be appropriate for the location of the subdivision and for the type of development and use intended. Lot dimensions shall, as a minimum, conform to appropriate requirements of Chapter 325, Zoning. In case of commercial use, ample provisions shall be allowed for future off-street parking and loading facilities. In the case of corner lots for residential use, account shall be taken of the necessary setbacks on both streets or the corresponding sight distance requirement for traffic safety.
B.
Reverse-frontage lots. In the case of reverse-frontage
lots, a planting screen easement of at least 10 feet shall be provided,
across which there shall be no right of access.
So far as practicable or as required by law,
provision shall be made for interior services requiring rights-of-way
for any necessary utilities to be placed underground.
Paved rear service streets not less than 20
feet wide or, in lieu thereof, adequate off-street loading space suitably
surfaced shall be provided in connection with all lots designed for
commercial use.
In case a tract is divided into larger parcels
than ordinary building lots, such parcels shall be so arranged as
to allow the opening of future streets and reasonable further subdivision.
A.
The plat shall show all areas proposed to be set aside
for park, open space or recreation areas. The plat shall show the
size, character and location of such park, open space or recreation
areas, including features such as trees, rock outcrops, streams or
ponds.
B.
The Planning and Development Board may require that
up to 10% of the gross area of the proposed plat be reserved for park,
open space or recreation purposes. The Board shall approve the size,
shape and location of all areas proposed to be reserved for park,
open space or recreation purposes.
C.
Payment in lieu of area.
(1)
If the Board determines that a suitable park, open
space or recreation area of adequate size cannot be properly located
in any such plat or is otherwise not desirable, the Board may then
require as a condition of approval of the plat a payment to the City
of Ithaca as follows:
(2)
Such payment shall be paid to the City of Ithaca at
the time of final plat approval, and no plat shall be signed by the
authorized officer of the Board until such payment is made. All such
payments shall be held by the City of Ithaca in a dedicated Park,
Open Space and Recreation Area Improvement Fund and shall be used
only for the following purposes:
(a)
The acquisition of land that is suitable for
a permanent public park, open space or recreation area that is so
located that it will serve primarily the general neighborhood in which
the plat is located.
(b)
The improvement of a public park, open space
or recreation areas which serve primarily the general neighborhood
in which the plat is located, provided that the need for such improvements
is established by the Planning and Development Board or by the Board
of Public Works.
D.
The Planning and Development Board shall waive the
requirement that either park, open space or recreation land be reserved
or that a payment be made to the City of Ithaca if either of the following
conditions exists:
In general, no reserve strips controlling access
to land dedicated or to be dedicated to public use shall be permitted.
Land subject to flooding or otherwise deemed
by the Planning and Development Board to be uninhabitable shall not
be platted for residential occupancy nor for any other use such as
may increase danger to health, life or property or aggravate the hazard
or difficulty inherent in the property.
A.
Any streets and utility infrastructure necessary to the proper service and function of the property subdivided shall be provided at the subdivider's expense before final approval of the subdivision becomes effective. If such improvements are not complete, provision for completion shall be made by means of a performance bond, as further specified under § 290-13 above. Staged or phased development of a subdivision may be undertaken in this manner, with the required infrastructure for each section covered by a performance bond acceptable to the Board.
B.
Any streets or infrastructure provided by the subdivider
shall conform to the following requirements, and in the event that
such improvements are to be offered to the City for dedication, they
shall so conform before they may be accepted.
(1)
Street network and block size. All regulations of
this chapter pertaining to block length and width, dead-end streets,
grades and lines shall have been complied with, unless otherwise in
compliance with the City Master Plan or Official Map, if any.
(2)
Trees and shrubs. Clearing and grubbing of trees and
brush shall be done for the full width of the right-of-way of each
new street, unless otherwise specified by the Board.
(3)
Grades and grading.
(a)
Grades proposed for the streets, surface drainageways
and all water and sewer mains must be approved by the City Engineer
before any street development is begun. Cross sections through street
rights-of-way shall be such that sidewalks can be constructed in the
same general plane as the street pavement. Any deviation in the above
due to special conditions must have prior approval from the City Engineer.
(b)
In rough grading the right-of-way for a new
street, the subdivider shall be responsible for the proper disposition
of any rock excavated or of any excess soil or other material. The
subdivider shall also be responsible for providing for any additional
fill needed to meet the approved grades for streets and sidewalks.
(4)
Storm drainage.
(a)
Any swales, ditches or channels within street
or rights-of-way must be approved by the City Engineer with respect
to capacity and construction design, including connecting with storm
sewers, and their construction shall be coordinated with the construction
of any streets or other vehicular or pedestrian accessways serving
the subdivision and shall have been completed before any subdivision
streets may be accepted by the city.
(b)
Necessary storm sewers of capacity and construction
design approved by the City Engineer shall have been completed in
conjunction with construction of any new streets.
(c)
Storm drainage facilities provided in accordance
with this section shall be designed to accommodate surface runoff
from adjoining undeveloped property uphill; and where storm drainage
from the subdivision will discharge into natural or artificial surface
drainageways, the subdivider shall ensure that such discharge will
not occur at a greater rate than would occur under the most severe
conditions if the subdivision site were undeveloped.
(5)
Sanitary sewers. In accordance with City specifications,
sanitary sewers of adequate capacity to serve the subdivision and
adjacent areas shall have been installed, connecting to existing City
mains. Plans for such sanitary sewers must have received the approval
of the Board of Public Works and of the Tompkins County Department
of Health before sewer installation.
(6)
Curbs and gutters. Curbs and gutters constructed in
accordance with City specifications shall be required to serve all
or any portion of any street in the subdivision, unless an alternate
design is approved by the Planning and Development Board and the Board
of Public Works.
(7)
Sidewalks. Construction of sidewalks serving all streets
in the subdivision shall be required, unless that requirement is waived
by the Planning and Development Board and the Board of Public Works.
Any such sidewalks shall conform to City specifications.
(8)
Trees. The Planning and Development Board may require
the planting of trees within the space between the pavement and the
edge of the right-of-way of any new subdivision, street or portion
thereof. The tree species, size, spacing and method and location of
planting shall be as directed or approved by the Board in consultation
with the City Forester and shall conform to the guidelines and specifications
of the city's Tree Ordinance,[1] if any. Appropriate guaranties for tree health may be
required. If appropriate, existing trees may be utilized.
(9)
Street monuments. Street monuments shall be placed
at such block corners, angle points, points of curvature in the streets
and such intermediate points as may be necessary to furnish a complete,
permanent marking of the bounds of the proposed streets. The street
monuments shall be of such material, size and length as may be fixed
by the City as a standard or as approved by the City Engineer.
(10)
Evidence of title; maps. For any subdivision
street or other area that is offered to the City for dedication, the
subdivider shall furnish an abstract of title or other evidence satisfactory
to the City Attorney and shall also furnish an acceptable map on recordable
Mylar, or other material acceptable for record, showing the boundaries
of the property offered and describing them by dimension, bearings
and other data necessary to provide a complete, permanent record of
the rights-of-way and street monuments.
(11)
Water mains. Water mains of capacity adequate
to serve the entire subdivision and adjacent areas where appropriate
and required by the Board upon the advice of the City Engineer, shall
be installed in accordance with City specifications. When a subdivision
is opened and developed in sections, the Board may decide not to require
installation of mains in a section until it is to be opened.
(12)
Street grading. Final grading of the full street
width to the approved grades shall be completed, including provision
of any fill needed, which shall be of a type and quality acceptable
to the City Engineer. The developer shall also be responsible for
removal of any dirt in excess of that needed and for its disposition
in accordance with applicable regulations.
(13)
Gravel roadway. A compacted gravel roadway of
a finished depth and width suitable to carry the anticipated type
and volume of traffic, as approved by the City Engineer, shall be
provided by the subdivider.
(14)
Street paving. Paving of the street to City
standards, including base and wearing courses of material approved
by the City Engineer, shall be provided by the subdivider. Such street
shall be designed and built to carry the anticipated type and volume
of traffic, as approved by the Engineer.
(15)
Curb cuts and driveway aprons. Curb cuts and driveway aprons installed by the subdivider in conjunction with the initial development of a subdivision shall conform to City standards, shall be approved by the City Engineer as to location and width and shall further conform to the specifications of § 325-20 of Chapter 325, Zoning, of the City Code.
(16)
Fire hydrants. Fire hydrants of a type acceptable
to the Department of Public Works and the Ithaca Fire Department shall
be installed at locations specified by the Department of Public Works
in consultation with the Fire Department and connected to water mains
by piping adequate to carry the volume of water required to serve
the hydrants.
(17)
Manholes, control valves, inlets, culverts and
utility structures in streets. All manholes, control valves, inlets,
culverts and utility structures required for access to and control
and operation of utilities and services installed or required to be
installed by or for the subdivider in conjunction with the initial
development of a subdivision, or any section thereof, shall conform
to City standards or, to the standards of the provider of the utility
or service, as applicable, and shall be approved by the City Engineer.
The installation of such structures, controls, etc., shall be coordinated
with the construction of subdivision streets at all stages and shall
be completed before the street may be accepted by the city.
(18)
Storm drainage connections to streams. The connection
of any storm drain, ditch or swale that is constructed by the subdivider,
emptying into a stream or watercourse, shall be made in accordance
with City standards or as approved by the City Engineer and with applicable
state requirements. Such storm drainage connection shall be completed
before the beginning of any development of any lot in any section
of the subdivision which would be served by the drain, ditch or swale.
(19)
Underground electric transmission and distribution
facilities and other utilities. If primary facilities for underground
electric service or other utilities within the subdivision, whether
required by state law, by the Board or otherwise provided by the subdivider,
are to be installed before subdivision streets are offered to the
city, the subdivider shall be responsible for assuring that such installation
does not impair or damage any other subdivision infrastructure. In
the event that such installation does impair or damage other infrastructure,
the subdivider shall be responsible for correcting the impairment
or repairing any damage to meet applicable City standards and the
approval of the City Engineer.
(20)
Retaining walls, etc. The design, construction
material and details of any retaining wall or other special engineering
feature which is to be located in or directly adjoining any street
or pedestrian right-of-way within the subdivision must be approved
by the City Engineer prior to construction of the feature.
(21)
Streetlighting. The developer shall provide
streetlighting as required by the Board of Public Works or shall provide
such ducts or other infrastructure as the Board of Public Works shall
determine will facilitate later installation of lighting facilities.
A.
Provided that all requirements for subdivision infrastructure specified in § 290-27 above, together with any additional requirements specified by the Board, have been satisfactorily met by the subdivider, the provisions of this section shall apply.
B.
The City may, at its discretion and subject to approval
by the Board of Public Works, provide the following additional improvements,
if not required of the subdivider:
(1)
Street trees. Planting of suitable street trees, as
determined by the city, shall follow development of the individual
lots.
(2)
Sidewalks, curbs and gutters. Sidewalks, curbs and gutters may be obtained from the City by a petition of the owners of the abutting lots and by specific authority of the Board of Public Works. A special assessment for the construction of sidewalks, curbs and gutters shall be levied against the abutting properties in accord with §§ C-73B and C-89 of the City Charter.
(3)
Streetlights. Adequate streetlighting may be provided
when it is evident that building construction in the subdivision warrants
streetlighting.
