Source: https://ecode360.com/11092940
Timestamp: 2017-11-21 13:46:45
Document Index: 506504376

Matched Legal Cases: ['§ 210', '§ 210', '§ 210', '§ 210', '§ 210', '§ 210', '§ 210', '§ 210', '§ 278']

Town of Salina, NY Development Standards
Ch 210 Art V Development Standards
§ 210-28 Applicability of standards.
§ 210-29 General layout of streets.
§ 210-30 Design standards for streets.
§ 210-31 Design standards for blocks.
§ 210-32 Design standards for lots.
§ 210-33 Trees and natural features.
§ 210-34 Easements.
§ 210-35 Storm drainage.
Chapter 210: Subdivision of Land Article V Development Standards
In considering applications for subdivision of land, the Planning Board shall be guided by the standards set forth herein. The standards shall be considered to be the minimum requirements necessary to protect or provide for the public health, safety and welfare.
The arrangement, character, extent, width and location of all proposed streets shall confirm to and be in harmony with any approved Comprehensive Plan or Official Map of the Town or shall conform to the recommendations of the Town Engineer based on existing and planned roads, topography, public safety, convenience and proposed use of the land, including the consideration of their relation to other existing and planned streets, to topographical conditions, to public convenience and safety and in their appropriate relation to the proposed uses of land to be served or abutted by such streets.
The arrangement of streets in the subdivision shall provide for the continuation or appropriate projection of existing or proposed collector or arterial streets to surrounding areas or conform to a neighborhood plan 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 or undesirable.
Local streets should be so laid out that their use by through traffic may be discouraged.
Where a subdivision abuts or contains an existing or proposed arterial street, the Planning Board may require marginal access streets, reverse frontage lots with screen planting contained in a no-access 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 and to minimize direct access points on arterial streets.
Where a subdivision abuts or contains a railroad right-of-way or 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 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 grade and future grade separations.
The subdivider shall submit proposed street names to the Syracuse-Onondaga County Planning Board and "911" for review and approval to avoid duplications or the use of similarly sounding or spelled names.
The subdividing of land shall be such as to provide, by means of a public street, each lot with satisfactory access to an existing public street.
Public access shall be provided to streets, water plants, sewage treatments plants or to other land dedicated or to be dedicated to public use.
No subdivision shall be built with a single-access road exceeding 800 feet in length or serving more than 19 residential units. When a street is extended a distance greater than 800 feet beyond an intersection, or will service 19 or more residential units, a second access must be provided to the end of the street. Generally an intersection with a cross section which connects to another street within the subdivision is sufficient. In addition, a second access shall be provided for nonresidential development as deemed necessary by the Planning Board.
Streets to be connected into adjoining tracts shall be fully paved and constructed and shall be provided with a turnaround area having a minimum street property line diameter of 100 feet and a minimum paved diameter of 86 feet. Such turnaround area shall be conveyed to the Town by an easement in a form approved by the Town Attorney.
Any damage to an existing street occurring during the course of development of lands adjacent to the street shall be the responsibility of the owner of the subdivision that was the cause of such damage and shall be repaired to the satisfaction of the Highway Superintendent prior to the issuance of a certificate for use of utilities or any certificate of occupancy. If such damage occurs during winter months, the owner shall post a cash escrow to cover the costs of said repairs. Such escrow agreement shall specify a date by which such repairs shall have been completed. If the repairs are not completed by the date specified, the Town shall have the authority to use the escrow amount to complete the required repairs.
Half streets shall be prohibited.
Suitable monuments shall be placed at block corners and other necessary points as may be required by the Planning Board, and the location thereof shall be shown on the map of such plat.
Street right-of-way widths shall be as shown on the Official Map and, where not shown therein, shall be not less than as follows:
Collector or secondary artery
Streets shall be laid out so as to intersect as nearly as possible at right angles, and no street shall intersect any other street at less than 75º. Any change in street alignment to meet this requirement shall occur at least 100 feet from the intersection on collector streets and at least 50 feet from the intersection on local streets.
Property lines at street intersections shall be rounded with a radius of 10 feet or with a greater radius where the Planning Board may deem it necessary.
The tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
Where connecting streets deflect from each other at any point, they shall be connected by a curve with a radius at the inner street line of not less than 350 feet for local and collector streets and of such greater radii as the Planning Board shall determine for special cases and of much smaller radii as the Planning Board shall determine for local streets.
Street grades, wherever feasible, shall not exceed the following, with due allowances for reasonable vertical curves and with not less than 200 feet between changes of grade:
*Note: A ten-percent grade on a local street may be permitted where a second access having an eight-percent grade or less is available.
In order to facilitate drainage, no street grade shall be less than 0.5%.
Sidewalks along arterial and collector streets and along other streets shall be provided at such locations as the Planning Board may deem necessary, in accordance with plans and specifications of the town.
No streets shall be planned at an elevation below 374 feet, United States Coast and Geodetic Survey datum.
The lengths, widths and shapes of blocks and lots shall be determined with due regard to:
Provision of adequate building sites suitable to the special needs of the type of use contemplated.
Needs for convenient access, circulation, control and safety of street traffic.
Block length generally shall not exceed 2,000 feet nor be less than 600 feet.
Intersections with arterial streets generally should be held to a minimum and preferably spaced at least 1,000 feet apart.
Need for pedestrian access, not less than 10 feet in width, property line to property line, which shall be required where deemed essential to provide circulation, or access to schools, playgrounds, shopping centers, transportation and other community facilities.
The lot size, width, depth, shape and orientation shall be appropriate for the location of the subdivision and for the type of development so proposed.
Residential lots shall conform to the requirements of the Zoning Ordinance, except as modified pursuant to § 278 of the Town Law.
No residence shall be constructed in an area of a lot subjected to flooding or in such a manner as to increase the danger to life or property or to aggravate the flood hazard.
Whenever a flag lot is proposed, such lot shall have a driveway access strip with a minimum width of 20 feet fronting on a public road which will provide access to the buildable portion of the lot. The flag lot shall be large enough to contain the minimum lot area required by the Zoning Ordinance, without including the area within the driveway access strip. Building setbacks shall be measured from the front lot line of the buildable portion of the lot. Only one flag lot per subdivision may be approved by the Planning Board for lots in existence prior to the establishment of the Subdivision Regulations of 1962.
Double-frontage lots may be appropriate to provide separation of development from arterial streets or other disadvantageous use or to overcome specific disadvantages of topography and orientation.
In case a tract is subdivided into larger parcels than normal building lots, such parcels shall be arranged so as to allow the opening of future streets and logical further subdivision.
Reasonable requirements for the preservation of outstanding natural features may be specified. These include large trees or groves, watercourses, historic spots, exceptional views and similar irreplaceable assets in which there is general public interest.
Trees shall not be planted within the street right-of-way. Required trees shall be located from five feet to 10 feet from a property line or from an existing sidewalk, where applicable, or as otherwise specified by the Planning Board.
Permanent utility easements normally need not exceed 20 feet in width, although exceptional circumstances may require additional width as shall be determined by the Planning Board.
Easements related to public use shall be conveyed and dedicated to the Town of Salina or to the Town Board of the Town of Salina on behalf of any appropriate improvement district.
All subdivisions shall be related to the drainage pattern affecting the areas involved, with proper provision 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 Town Engineer and the Highway Superintendent and /or appropriate county agencies, where applicable.
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater drainage easement or right-of-way at least 25 feet wide conforming substantially with the lines of such watercourse and of such further width or construction, or both, as will be adequate for the purpose and acceptable to the Town Engineer and/or the Highway Superintendent.
Rights-of-way for stormwater drainage must be sufficient for facilities to handle not only the anticipated discharge from the property being subdivided, but to prevent an increase in the ratio of runoff from the proposed subdivision to any adjoining property.