The following planning and design standards shall be complied with except where the Planning Board 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 the surrounding development, the minimum standards 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 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 now shown in the Master Plan or Official Map, the arrangement of streets in a subdivision shall either provide for the continuation or appropriate projection of existing streets in surrounding areas or 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 so 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. 
Half streets shall be prohibited.
I. 
The developer shall submit street names to Onondaga County for review.
J. 
Where the subdivision fronts on arterial streets, sidewalks shall be required and shall be of the size and type as approved by the Town Engineer.
K. 
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, (hammerhead or cul-de-sac). Appropriate arrangements shall be made for those portions of temporary turnarounds outside of permanent street rights-of-way to revert to abutting property owners at such time as streets shall be extended.
Design standards for streets shall be as follows:
Type of Street
Requirement
Arterial
Collector
Minor
Marginal Access
Cul-de-sac
Minimum right-of-way width (feet)
120
80
60
60
Turnaround radius: 60
Maximum grade (percent)
3
5
7
5
5 (turnaround 5%)
Minimum grade** (percent)
0.5
0.5
0.5
0.5
0.5
Minimum radius of curves (feet)
1,000
500
150
500
150
Minimum tangent length between reverse curves (feet)
200
100
*
*
*
Maximum grades within 150 feet of center-line intersections (percent)
1
3
3
3
3
Minimum stopping sight distance (feet)
300
200
200
200
200
Minimum distance between center-line offsets at street jogs (feet)
400
150
150
150
150
Maximum length of cul-de-sac (feet)
--
--
--
--
***
Minimum outside radius of cul-de-sac pavement (feet)
--
--
--
--
46
Angle at intersec- tions of street center lines (degrees)
90
80 to 100
80 to 100
80 to 100
80 to 100
NOTES:
*No minimum.
**Grades under five-tenths percent (0.5%) acceptable when approved stormwater drainage facilities are provided.
***Except where in the judgment of the Planning Board the cul-de-sac does not impose any problem and constitutes a positive design feature.
A. 
The length, width and shape of blocks shall be determined with due regard to:
(1) 
Provision of adequate building sites suitable to the special needs of the type of use contemplated.
(2) 
Zoning requirements as to lot sizes and dimensions.
(3) 
The need for convenient access, circulation and control and safety of street traffic.
(4) 
Limitations and opportunities of topography.
B. 
Irregular-shaped blocks or oversize blocks indented by culs-de-sac, parking courts or loop streets and containing interior block parks or playgrounds will be acceptable when properly designed, as determined by the Planning Board. Such blocks 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.
C. 
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. 
Block lengths shall not exceed 2,000 feet, nor be less than 400 feet; blocks abutting on designated arterial streets shall be not less than 1,000 feet and may exceed 2,000 feet.
B. 
Blocks over 800 feet in length may be required to have a crosswalk, if necessary, to facilitate pedestrian circulation to a school, park, recreation area, shopping center or other similar neighborhood facility.
C. 
The minimum block width for two tiers of lots shall be 250 feet or twice the minimum depth as specified in Chapter 155, Zoning.
D. 
Where double frontage lots are necessary, the minimum block width shall be 150 feet.
A. 
The lot size, width, depth, shape and orientation shall be appropriate for the location of the subdivision and for the type of development and use proposed.
B. 
Side lot lines shall be substantially at right angles or radial to street lines.
C. 
Double frontage and reverse frontage lots shall be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. An easement of suitable width, across which there shall be no right of access, may be required along the line of lots abutting such traffic artery or other disadvantageous use.
D. 
The subdivision plan shall provide each lot with satisfactory access to an existing public street or to a subdivision street that will be ceded to public use at the time of final plat approval.
E. 
On a corner lot, a front yard setback shall be required on each street. A single-family dwelling on such lot shall have only one side yard. Said yard shall be that yard opposite the front yard with the greater street frontage. The remaining yard shall be considered the rear yard.
A. 
Lot dimensions shall conform to the requirements of Chapter 155, Zoning.
B. 
Excessive depth in relation to the width shall be avoided. A proportion of 2 1/2:1 will normally be considered maximum.
C. 
For purposes of determining a buildable lot in the context of subdivision approval, a lot’s building envelope, defined as the area of a lot that falls within the required setbacks, shall include an area large enough to fit a reasonable building footprint, which is:
[Added 9-13-2006 by L.L. No. 8-2006]
(1) 
No closer than 25 feet to the one-hundred-foot buffer of wetlands designated by New York State Department of Environmental Conservation or 25 feet from wetlands that fall under the jurisdiction of the U.S. Army Corps of Engineers unless the applicant can provide proof to the Planning Board that it has a permit to mitigate all or a portion of the wetlands so the site will be suitable for development.
(2) 
No closer than 25 feet to slopes of 25% or more.
(3) 
No closer than 25 feet to floodplains as defined by the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps, as amended.
(4) 
No closer than 25 feet to permanent standing water.
(5) 
No closer than 50 feet to a stream corridor (the stream as shown in blue on the U.S. Geological Survey topographical survey map).
(6) 
No closer than 25 feet to a recorded easement(s) that restricts building.
(7) 
Not in direct conflict with other physical features that the Planning Board finds would restrict appropriate use of the land for development purposes.
D. 
The Planning Board, in its discretion, may waive any of the above requirements upon specific findings that indicate such requirements are not necessary. None of the requirements contained herein shall be construed to create setbacks as defined under Chapter 155, Zoning, Town Law, and waiver, as set forth herein, shall not be considered a variance under state law or the Town of Manlius Code.
[Added 9-13-2006 by L.L. No. 8-2006]
A. 
Reasonable requirements for the preservation of outstanding natural features may be specified. These include large trees or groves, watercourses and falls, historic spots, exceptional views and similar irreplaceable assets in which there is general public interest.
B. 
There shall be at least two trees per lot and spaced at intervals of not less than 30 feet; three trees per lot on corner lots.
C. 
No trees shall be planted within the street right-of-way. Required trees shall be located at least five feet inside the property line.
D. 
Trees shall be hardy, suitable to local soil and climate and shall be of species approved by the Planning Board. Poplars, box elders, catalpas, horse chestnuts and willows shall not be planted as street trees. Trees shall measure at least one and one-half (11/2) inches in diameter at a point four feet above finished grade level.
E. 
Any performance bond that the Planning Board deems necessary to secure the performance of the obligations imposed by this section shall be provided as specified in Article VII, § 127-34, prior to the endorsement of the final plat by the Planning Board Chairman.
[Amended 6-23-1993 by Ord. No. 5-1993]
[Added 9-14-2005 by L.L. No. 2-2005; amended 12-14-2005 by L.L. No. 4-2005]
A. 
To meet the requirements of § 127-2E of the Town Code, the Planning Board may require the reservation and dedication of at least 8% of the area of land to be subdivided for park, playground, recreation, open land or other public purposes. In locating lands to be reserved and dedicated, the Planning Board shall consider preservation of special environmental and geographic features, unsuitability of certain plans for building purposes, the most appropriate type of public land use for the area, the need to buffer established residential communities from further development, and the conditions necessary to preserve access, use and maintenance of such lands for their intended purpose.
B. 
Such land reservation, at the discretion of the Town Board upon recommendation of the Planning Board, may be retained in private ownership or may be deeded to a recreation district formed to serve the subdivision and immediate area or may be deeded to the Town, but must be permanently maintained for its intended use and adequately secured for such use by deed covenant or other private restrictions.
C. 
Such land reservation may be offered to the Town as a gift and, at the discretion of the Town Board, may be accepted upon recommendation of the Planning Board. If such lands are given to the Town, they shall either be used for their intended purpose or they may be sold, and the funds realized shall be kept in trust to be used only to acquire land for parks, playgrounds, recreation or open areas in the Town.
D. 
In the event that the Planning Board determines that reservation of land of adequate size and suitable purpose cannot be practically located in a proposed subdivision or that said reservation would not appropriately serve the locale, the Planning Board may condition its approval of a subdivision upon payment to the Town of fees pursuant to the schedule set forth herein, which fees shall constitute a trust fund of the Town to be used exclusively for the acquisition and development of parks, playgrounds, recreation or open land areas in the Town. Such fees will be collected at the time of filing of a preliminary subdivision map utilizing the fee schedule then in full force and effect.
E. 
The schedule for parkland fees shall be as follows:
(1) 
Residential R-5 District: $300 per lot.
(2) 
Residential R-4 District: $325 per lot.
(3) 
Residential R-3 District: $350 per lot.
(4) 
Residential District R-2: $375 per lot.
(5) 
Residential District R-1 and Restricted Agricultural RA: $400 per lot.
(6) 
Residential Multiple Use Districts R-M: $350 per apartment unit.
F. 
This § 127-20.1 shall apply to all applications for subdivision submitted after the date this § 127-20.1 takes effect.
A. 
Easements across lots or centered on rear or side lot lines shall be provided for utilities where they are anticipated.
B. 
Permanent utility easements normally need not exceed 20 feet in width, although exceptional circumstances may require additional width.
C. 
Easements related to public use shall be conveyed and dedicated to the Town of Manlius or to the Town Board of the Town of Manlius on behalf of any appropriate improvement districts.
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 Town Engineer and Highway Superintendent and appropriate county agencies, where applicable.
B. 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater drainage easement conforming substantially with the lines of such watercourse and of such width as to encompass the twenty-five-year flood area of such watercourse, if such data is available, or to encompass the flood of record, plus three feet in elevation.
C. 
Rights-of-way for stormwater 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. The ratio of runoff shall not be increased from the proposed subdivision to any adjoining property.
[Added 6-23-1993 by Ord. No. 5-1993]
When an agricultural data statement is required to be submitted with the subdivision application, as specified in Article VII, § 127-33, the Planning Board will evaluate and consider the impacts of the proposed subdivision upon the functioning of farm operations in such agricultural district.
[1]
Editor's Note: See also Ch. 155, Zoning.