Subdivisions should be planned to take advantage
of the topography of the land to economize in the construction of
drainage facilities, to reduce the amount of grading and to minimize
the destruction of trees and topsoil.
If any portion of the land within the subdivision
is subject to flooding or other hazards, due consideration shall be
given to such problems in the design of the subdivision. Land subject
to flooding and land otherwise uninhabitable shall not be platted
for residential occupancy nor for such other uses that may increase
danger to health, life or property or aggravate the flood hazard.
A.
Arrangement. The arrangement, character, extent, width
and location of all streets shall conform to the locally adopted highway
and drainage standards as established by the Town Board and Highway
Superintendent. The design of proposed streets shall provide for both
the continuation of existing streets and access to adjacent unplatted
lands so that the entire area can be served with a coordinated street
system.
[Amended 4-8-1996 by L.L. No. 1-1996]
B.
Street classifications.
(1)
Major arterial thoroughfares shall be planned for
continuation of movement of fast traffic between points of heavy traffic
generation and from one section of the community to the other. They
shall contain as few intersections with minor streets as possible.
Such thoroughfares should traverse the community and should be spaced
approximately one mile apart.
(2)
Collector streets shall provide a traffic route from
local streets to major arterial thoroughfares. Collector streets normally
contain a relatively large number of intersections with local streets
and few intersections with major arterial thoroughfares. These streets
should be spaced at least 1/4 mile apart.
(3)
Local streets shall provide direct access to each
lot and shall be laid out so that their use by through traffic will
be discouraged.
(4)
Parallel streets or marginal access streets, rear
service alleys and reverse frontage lots may be required to provide
adequate and safe access to lots along such major arterial thoroughfares.
(5)
Service drives shall be designed to provide only secondary
access.
C.
Street dimensions. Street dimensions and design standards
shall be in accordance with the prevailing standards as established
by the Town Engineer or Superintendent of Highways of Brutus.
D.
Half streets. Half streets shall be prohibited.
E.
Culs-de-sac and dead-end streets. Dead-end streets
or culs-de-sac shall not exceed 1,000 feet in length and shall have
a minimum width of 50 feet and shall have a turnaround with a minimum
radius of 50 feet at the outside pavement line at the closed end.
F.
Intersections.
(1)
Streets shall be laid out to intersect as nearly as
possible at right angles. No street shall intersect another at an
angle of less than 60°.
(2)
Multiple intersections involving junction of more
than two streets shall be avoided. Where this proves impossible, such
intersections shall be designed with extreme care for both pedestrian
and vehicular safety.
(3)
Clear sight triangles of 30 feet measured along street
lot lines from their point of junction shall be provided at all intersections,
and no building shall be permitted within such sight triangles.
(4)
To the fullest extent possible, intersections with
arterial streets shall be located not less than 800 feet apart, measured
from center line to center line.
(5)
Minor streets entering opposite sides of another street
shall be laid out either directly opposite one another or with a minimum
offset of 150 feet, except for major streets, which shall have a minimum
center-line offset of 400 feet.
(6)
Minimum curb radii at street intersections shall be
20 feet for intersections involving only minor streets, 30 feet for
intersections involving other-type streets or such greater radius
as is suited to the specific intersection.
(7)
Where a subdivision abuts or contains an existing
street of inadequate right-of-way width, additional right-of-way width
may be required.
(8)
Where the grade of any street at the approach of an
intersection exceeds 7%, a leveling area shall be provided having
not greater than 4% grades for a distance of 125 feet measured from
the nearest right-of-way line of the intersecting street.
G.
Corner radii. Curb radii at intersection shall not
be less than 20 feet, and property lines shall be adjusted accordingly.
H.
Street jogs. Street jogs with center-line offsets
of less than 125 feet shall be prohibited. If deemed necessary by
the Planning Board, the minimum distance between center-line offsets
may be increased under certain circumstances. The Town Planning Board
may deem it necessary to increase distances.
I.
Streets may be publically or privately owned. When a developer proposes
to establish a private street, road, highway, thoroughfare, parkway,
avenue, boulevard, lane, drive, place or other vehicle access to a
lot or lots, the developer will note on the subdivision plat that:
"The street shown is a private street not maintained by the Town of
Brutus, County of Cayuga or State of New York. It may not have been
constructed in a manner that would meet the requirements of those
governments to accept as a public street."
[Added 10-14-2013 by L.L. No. 3-2013]
J.
A private street, highway, thoroughfare, parkway, road, avenue, boulevard,
lane, drive, place or other similar vehicle access proposed to serve
a lot or lots created under these regulations shall be suitably improved
as required by § 280-a of the Town Law of the State of New
York. The determination of suitability will be made by the Planning
Board in accordance with the standards and procedures set forth in
§ 280-a.
[Added 10-14-2013 by L.L. No. 3-2013]
(1)
The
Planning Board will deem a private street, highway, thoroughfare,
parkway, road, avenue, boulevard, lane, drive, place or other similar
vehicle access to be suitable when it is proposed to be improved in
accordance with the town of Brutus Highway and Drainage Standards
adopted October 1995 and as amended.
(2)
When
a private street, highway, thoroughfare, parkway, road, avenue, boulevard,
lane, drive, place or other similar vehicle access is proposed to
be improved to a lesser standard, the Planning Board may issue an
area variance for such a road:
(a)
Upon demonstration that a licensed professional engineer has prepared
the proposed alternative design and attested to its suitability to
permit safe access for emergency responders to the proposed lot or
lots; and
(b)
When the Town Engineer, Town Highway Superintendent, and impacted
emergency responders have reviewed the proposed road and found that
it would be suitably improved to permit safe access for emergency
responders to the proposed lot or lots.
[1]
The Planning Board will cause the proposal to be submitted to the
Town Engineer, Town Highway Superintendent, and impacted emergency
responders for their review. These agencies will have 30 days to respond
to the Planning Board. If no response is submitted, the Planning Board
may act on the proposal without the comments of the nonresponding
agency.
(c)
In accordance with the standards of § 280-a, a frontage
of 15 feet onto the existing road system from which the plot or plots
will be accessed shall presumptively be sufficient for that purpose.
A.
Utility easements.
(1)
Electric power, telephone and television community
antenna lines. All subdivisions shall have easements provided for
the installation of electric power and telephone utility lines to
serve each and every lot, and provision shall be made when necessary
for the location of television community antenna lines to be installed
in said easements. Electric power and telephone utility lines shall
be installed underground.
(2)
Gas transmission lines. When any subdivider proposes
to provide gas transmission lines within a subdivision, said gas transmission
lines shall be installed underground between the curbline and the
property line of any street right-of-way located on the opposite side
of the street from water lines.
B.
Drainage easements. Where a subdivision is traversed
by a watercourse, there shall be provided a drainage easement or right-of-way
conforming substantially to the line of such watercourse and of such
width as will be adequate to preserve natural drainage.
A.
Residential block lengths. The long dimension of a
residential block shall not exceed 1,500 feet or less than 800 feet.
B.
Pedestrian walks. Pedestrian walks may be required
where necessary to assist circulation or provide access to community
facilities. Such walks shall have a width of not less than 10 feet
and a paved walk of not less than four feet.
C.
Commercial or industrial blocks. Blocks intended to
be used for commercial or industrial purposes shall be designed specifically
for such uses with adequate space set aside for off-street parking
and loading facilities.
A.
Zoning conformance. The lot size, width, depth and minimum building setback lines shall conform to Chapter 125, Zoning.
B.
Corner lots. Corner lots shall have extra width to
permit appropriate building setback from and orientation to both streets.
C.
Access to public streets. The subdividing of land
shall provide each lot with access to an existing public street.
D.
Double-frontage lots. Double-frontage lots are prohibited,
except where employed to prevent vehicular access to major streets.
E.
Lot lines. Lot lines shall be substantially at right
angles or radial to street lines.
A.
Public facilities. The design of the subdivision shall provide for playgrounds and other sites for public use as provided in § 108-24E of these regulations. If there is a land use and thoroughfare plan for the area, such public facilities shall conform to the plan.
B.
Natural features. Due consideration shall be given
to preserving outstanding natural features, such as scenic spots,
water bodies or exceptionally fine groves of trees. Consultation shall
be made with the Soil and Water Conservation District so that preservation
of these features can be ensured. Dedication to and acceptance by
a public agency is usually the best means of assuring their preservation.
