The following planning and design standards
shall be complied with a and no higher standard may be required by
the Planning Board except where it finds that because of exceptional
and unique conditions of topography, location, shape, size, drainage
or other physical features of the site or because of the special nature
and character of surrounding development, the minimum standard specified
herein would not reasonably protect or provide for public health,
safety or welfare. Any higher standard required shall be reasonable
and shall be limited to the minimum additional improvements necessary
to protect the public health, safety or welfare.
A.
The arrangement, character, extent, width, grade and
location of all streets shall conform to the Official Map and the
Master Plan, if any, and shall be considered in relation to existing
and planned streets, to topographic conditions, to public convenience
and safety and in their appropriate relation to the proposed uses
of the land to be served by such streets.
B.
Where such is not shown in the Master Plan or Official
Map, the arrangement of streets in a subdivision shall either:
(1)
Provide for the continuation or appropriate projection
of existing principal streets in surrounding areas; or
(2)
Conform to a plan for the neighborhood 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.
C.
Minor streets shall be so laid out that their use
by through traffic will be discouraged.
D.
Where a subdivision abuts or contains an existing
or proposed arterial street, the Planning Board may require marginal
access streets, reverse frontage with screen planting contained in
a nonaccess reservation along the real 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.
E.
Where a subdivision borders on 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 grades and future grade separations.
F.
Reserve strips controlling access to streets shall
be prohibited except where their control is placed with the Town under
conditions approved by the Planning Board.
G.
Intersections of minor streets with arterial or collector
streets shall be held to a minimum to avoid hazard and delay.
H.
No street names shall be used which will duplicate
or be confused with the names of existing streets in the Town of Tully
or adjacent towns. Streets that are extensions of or in alignment
with existing named streets shall bear the names of the existing streets.
I.
No dead-end streets shall be permitted without a suitable
turnaround. Dead-end streets extending to tract boundary lines which
are intended to connect to future streets in adjoining tracts and
dead-end streets within a tract which are to be extended shall be
provided with a temporary turnaround. Appropriate arrangements shall
be made for those portions of temporary turnarounds outside of street
rights-of-way to revert to abutting property owners at such time as
streets shall be extended.
A.
General planning standards.
(1)
The length, width and shape of blocks and lots shall
be determined with due regard to:
(2)
Oversized or irregularly shaped blocks and lots on
cul-de-sac parking courts or loop streets and containing interior
block parts or playgrounds will be acceptable when properly designed,
as determined by the Planning Board. Such blocks or lots shall include
adequate off-street parking, facilities for pedestrian access from
streets to all lots, proper easements for utility lines and satisfactory
provision for maintenance of park and open space, where included.
(3)
Nonresidential blocks intended for commercial or industrial
use shall be of such length and width as is suitable for their prospective
use. Such blocks shall include adequate provision for off-street parking
and servicing.
A.
Reasonable requirements for the preservation of outstanding
natural features may be specified. These include large trees and groves,
watercourses and falls, historic spots, exceptional views and similar
irreplaceable assets in which there is general public interest.
B.
Trees shall be planted on lot fronts not more than
50 feet apart.
C.
No trees shall be planted within the street right-of-way.
Required trees shall be located five to 10 feet outside the right-of-way.
D.
Trees shall be hardy, suitable to local soil and climate
and shall be of species approved by the Planning Board.
E.
Trees shall measure at least 1 1/2 inches in
diameter as measured at a point four feet above finished grade level.
F.
Trees shall be guaranteed for a period of one year
from the date of planting. Any trees that are in a diseased or a sick
condition after one year which has resulted from natural causes at
that time shall be replaced by the applicant with a tree of like size
and kind.
A.
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 designated
engineer of the Town or Town Planning Board and Onondaga County Public
Works Commissioner, where applicable.
B.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially with the
lines of such watercourse, and of such width as to encompass the twenty-five-year
flood area of such watercourse.
C.
Right-of-way for storm drainage must be sufficient
for facilities to handle not only the anticipated discharge from the
property being subdivided, but also the anticipated runoff that will
occur when property at a higher elevation in the drainage basin is
developed.
Whenever, in the opinion of the Planning Board,
the creation of a new subdivision under these regulations results
in the need for the setting aside of land within that proposed subdivision
for park, playground and recreation purposes, the Planning Board may
require the setting aside by the applicant of such lands for such
purposes. The location and size of the lands proposed to be set aside
will be subject to the approval of the Planning Board.
