A.
Whenever a subdivider proposes to subdivide land which
includes, or appears to include, all or part of the proposed site
for a public facility, the Planning Board shall submit the plat to
the public body responsible for acquiring the land for the site before
approving the preliminary plat of the subdivision. If this public
body determines that the site for the public facility or public utility
should be located within the boundaries of the proposed subdivision,
then the Planning Board may require the subdivider to reserve land
for public acquisition and shall designate the boundaries of said
land. Such reservation shall be for a period determined by the Planning
Board. Upon receipt of a preliminary plat where a site for a public
facility may be involved, the Planning Board shall transmit a copy
of the plat to the public body responsible for the acquisition of
the site.
B.
No dedication by the subdivider for an easement or
a highway or other public use shall be shown on a plat unless the
Town Board determines to accept such dedication. When a subdivision
is traversed by a watercourse, drainage way, channel, stream, or creek,
the subdivider may be required to provide a stormwater easement or
drainage right-of-way of sufficient width for such purpose and its
maintenance, wherever the Planning Board finds such easement desirable.
C.
Where alleys are not provided or may not be used for
that purpose, easements not less than five feet in width shall be
provided, preferably at the rear of each lot, for poles, wires, conduits,
storm sewers, sanitary sewers, gas lines, water mains and lines, and
other utility purposes as required. In no case shall the combined
widths of the easements on both sides of a rear lot line be less than
10 feet. Additional easements shall be provided where required by
the Planning Board.
D.
In a proposed or approved regulating plan area for traditional neighborhood
development (TND), additional and different requirements for land
reservation and dedication for public facilities, utilities, infrastructure,
and easements apply. (See §§ 272-306 through 272-309.
TND street construction and engineering standards and TND stormwater
design guidelines are in separate guides.)
[Added 11-9-2020 by L.L.
No. 7-2020]
[Amended 4-10-1995]
A.
Before the Planning Board may approve a subdivision
plat containing residential units, such subdivision plat shall show,
when required by the Planning Board, a park or parks suitably located
for playground or other recreational purposes. The amount of land
to be so reserved is normally, subject to the provisions below, in
the amount of 10% of the gross area of the subdivision. The area shall
be shown and marked on the final plat "Reserved for Park and/or Playground
Purposes."
B.
Land for park, playground or other recreational purposes
shall not be required until the Planning Board has made a finding
that a proper case exists for requiring that a park or parks be suitably
located for playgrounds or other recreational purposes within the
Town. Such finding shall include an evaluation of the present and
anticipated future needs for park and recreational facilities in the
Town based on projected population growth to which the particular
subdivision plat will contribute. Such evaluation may also include
reference to any current Parks, Recreation and Open Space Plan existing
in the Town.
C.
In the event the Planning Board makes a finding pursuant to Subsection B of this section that the proposed subdivision plat presents a proper case for requiring a park or parks suitably located for playgrounds or other recreational purposes, but that a suitable park or parks of adequate size to meet the requirement cannot be properly located on such subdivision plat, the Planning Board may require a sum of money in lieu thereof in an amount to be established by the Town Board. In making such determination of suitability, the Planning Board shall assess the size and suitability of lands shown on the subdivision plat which could be possible locations for park or recreational facilities, as well as practical factors including whether there is a need for additional facilities in the immediate neighborhood. Any monies required by the Planning Board in lieu of land for park, playground or other recreational purposes, pursuant to the provisions of this section, shall be deposited into a trust fund to be used by the Town exclusively for park, playground or other recreational purposes, including the acquisition of property.
D.
If the Town Board, by resolution or local law, has
established the amounts, or a formula by which amounts payable in
lieu of land reservation may be determined, the amounts payable pursuant
to this section shall be as set forth in, or determined by, such local
law.[1]
E.
If the Planning Board, upon the findings set forth
above, requires a reservation of parkland or recreational land, such
reservation shall be of suitable size, dimension, topography, and
general character and shall have adequate road access for the particular
purposes envisioned by the Planning Board. The Board may require that
the recreation area be located at a suitable place on the edge of
the subdivision so that additional land may be added at such time
as the adjacent land is subdivided. The subdivider may dedicate all
such recreation areas to the Town.
F.
Land reserved for use as playgrounds or playfields
shall be of a character and location suitable for such use. This land
shall be relatively level and dry and shall be improved by the subdivider
to the standards required by the Planning Board.
G.
The provisions of this section are minimum standards.
None of the subsections above shall be construed as prohibiting a
subdivider from reserving other land for recreation purposes in addition
to the requirements of this section.
H.
In a proposed or approved regulating plan area for traditional neighborhood
development (TND), New Neighborhood Code requirements for park and
preserve land area, types, location, configuration, connectivity,
access, programming, and ownership apply. (See § 272-308.)
Payment in lieu of land reservation does not apply for traditional
neighborhood development, and is not a substitute for providing and
improving parks and preserves.
[Added 11-9-2020 by L.L.
No. 7-2020]
A.
All roadways shall be paved and all road signs installed
according to the Town of Ithaca Highway Specifications, copies of
which are available in the office of the Town Engineer. The subdivider
shall improve or agree to improve all highways, alleys, and other
ways to provide drainage improvements, all in such manner as is necessary
for the general use of lot owners in the subdivision and to meet local
traffic and drainage needs, including the needs of pedestrian and
bicycle traffic as may be required by the Town of Ithaca Complete
Streets Policy.
[Amended 5-11-2015 by L.L. No. 3-2015]
B.
The arrangement of streets in the subdivision shall
provide for the continuation of the principal streets in adjoining
subdivisions or for their proper projection when adjoining property
is not subdivided, and shall be of a width at least as great as that
of existing connecting streets or the minimum highway widths established
here. As a general rule the right-of-way of streets shall not be less
than 60 feet. The street arrangement must provide for reasonable access
from adjoining property that has not been subdivided.
C.
Street names shall be shown; they shall provide for
continuation of the names of existing streets wherever appropriate;
they shall not duplicate the names of highways elsewhere in Tompkins
County. Highway names shall be subject to the approval of the Planning
Board. House numbers shall be assigned by the Town Engineer.[1]
[1]
Editor's Note: See also Ch. 192, Numbering
of Buildings.
D.
Alleys shall be provided along the rear lines of lots
intended for commercial or industrial use, except in the case of developments
such as shopping centers and industrial parks where access to individual
establishments will be over common space on the lot. Alleys shall
not be provided for lots intended for residential use, unless the
subdivider produces evidence satisfactory to the Planning Board of
the need therefor.
E.
The right-of-way of an alley serving commercial or
industrial properties shall be 20 feet, and that of one serving residential
properties shall be 20 feet. Alley intersections and sharp changes
in alignment shall be avoided, but where necessary, corners shall
be rounded at a twenty-foot radius or cut off with an equivalent chord.
Dead-end alleys shall be avoided wherever possible, but if unavoidable,
shall be provided with adequate turnaround or backaround facilities,
as determined by the Planning Board.
F.
Highway grading and paving shall be required for all
highways to be opened by dedication in the subdivision, but where
a frontage road is provided, the improvement requirement shall apply
only to such frontage road and not to the through portion of the highway.
In addition, highway grading and paving shall be required for all
highways to be dedicated for frontage roads, including those abutting
or adjacent to existing highways.
G.
There shall be a minimum of 600 feet between intersections
on primary thoroughfares. Street jogs shall be avoided. There shall
be a minimum of 300 feet between the center lines of highway intersections.
Highway intersections shall be at right angles as nearly as possible,
and no intersections shall be at an angle less than 70º. Detailed
designs of intersections may be required. Curb radii at intersections
shall not be less than 20 feet and property lines shall be adjusted
accordingly. Side lines of lots, insofar as practicable, shall be
at right angles or radial to street lines.
H.
For thoroughfares having a right-of-way width of more
than 60 feet, longitudinal profile grades shall be connected by vertical
curves of a minimum length equivalent to 20 times the algebraic difference
between the rates of grade, expressed in feet per hundred. For all
other thoroughfares, the vertical curves shall be equivalent to 10
times such difference. At any point, the minimum sight distance shall
be 350 feet.
I.
Where provided, a street with a cul-de-sac shall not
exceed 1,000 feet in length and shall be terminated in a turnaround
having a property line radius of not less than 50 feet. Where a dead-end
street is dedicated for the purpose of providing future access to
adjacent property, its length shall not exceed 1,000 feet. Where any
lot has its principal access on such street, the street shall be terminated
in a turnaround or backaround acceptable to the Town Engineer.
J.
The minimum right-of-way width shall be 60 feet. Additional
rights-of-way may be specified where deep cuts or fills will be encountered.
Where a thoroughfare is designated in the Comprehensive Plan as having
fully or partially controlled access, and the subdivider elects to
provide a frontage road rather than back or side lots on the thoroughfare,
full right-of-way shall be dedicated for the frontage road.
(1)
Where any highway deflects at an angle of 10º
or more, the minimum radii of center line curvatures and the minimum
lengths of reverse curves shall be as follows, where not specified
in the Comprehensive Plan:
|
TYPE OF HIGHWAY
|
RADIUS
(MIN.)
|
TANGENT
(MIN.)
| |
|---|---|---|---|
|
Ramp
|
100
|
100
| |
|
Cul-de-sac
|
50
|
100
| |
|
Other local streets
|
140
|
100
| |
|
Highway
|
270
|
200
|
K.
Where a subdivision contains or abuts a thoroughfare
designated as having fully controlled access or partially controlled
access in the Comprehensive Plan, the plat shall provide for such
control for the purpose of reducing traffic hazards by eliminating
conflict between local traffic entering and leaving driveways and
through traffic. Where a plat includes lots which directly abut such
a thoroughfare, rather than a frontage, the Planning Board may require
the subdivider, by sufficient instrument, to relinquish right of access
to the thoroughfare from such lots.
L.
The roads in the subdivision shall have no more than
the maximum gradients specified in the Town's Highway Specifications,
as amended from time to time.
M.
In a proposed or approved regulating plan area for traditional neighborhood
development (TND), New Neighborhood Code requirements for arrangement
of streets, street types and elements, provision of alleys, and geometry
apply. (See §§ 272-306 and 272-307. TND street construction
and engineering standards and TND stormwater design guidelines are
in separate guides.)
[Added 11-9-2020 by L.L.
No. 7-2020]
A.
Each normal block shall be planned to provide two
rows of lots, but irregularly shaped blocks indented by cul-de-sac
streets will be acceptable when properly designed with an adequate
turnaround. The lengths, widths, and shapes of blocks shall be determined
with due regard to the provision of building sites suitable to the
special needs of the type of uses contemplated, zoning requirements
as to lot sizes and dimensions, need for convenient access, circulation,
control and safety of highway traffic, solar access and the limitations
and opportunities of topography.
B.
Residential blocks shall not be more than 1,500 feet in length, except as the Planning Board determines necessary to secure efficient use of land or to achieve desired features of the highway system; measurement of block length shall be between property lines. In any block over 700 feet long, the Planning Board may require the subdivider to dedicate and construct a public walkway transversely across the block. Such walkway shall have a minimum right-of-way of 20 feet, of which at least eight feet shall be paved. Residential blocks shall be wide enough to provide two tiers of lots of minimum depth, except where permitted in § 234-23.
C.
The area, width, depth, and orientation of lots shall be appropriate for the location of the subdivision and for the type of development permitted by Chapter 270, Zoning, or contemplated in the Comprehensive Plan. Except for areas which have been previously platted as small lots, minimum lot areas and dimensions shall be as established in Chapter 270, Zoning, including the approved plans of the planned development districts. In areas which at the effective date of these regulations were platted and a map of which has been recorded in the office of the County Clerk with lots having areas or widths less than those required by Chapter 270, Zoning, the Planning Board may permit the platting or replatting of lots conforming generally in area and width to existing lots in the immediate vicinity, but the areas shall not be reduced below 6,000 square feet or the widths below 50 feet.
D.
Where any lot is proposed to be served by an individual
sewage disposal system, the minimum dimensions of each lot shall be
determined by the Health Department. The Health Department may require
the subdivider to provide acceptable percolation tests for lots to
be served by individual sewage disposal systems, except that no such
lot shall have an area of less than 30,000 square feet.
E.
Corner lots shall be increased in size whenever necessary so as to provide that any structure to be placed thereon shall conform to the provisions of Chapter 270, Zoning. Lots which are sufficiently large to make possible replatting in the future shall be of such shape to facilitate replatting. Side lot lines shall be substantially at right angles or radial to street lines. Where a building setback line is shown on a plat, it shall not be in front of any building setback line established by ordinance.
F.
In a proposed or approved regulating plan area for traditional neighborhood
development (TND), New Neighborhood Code requirements for thoroughfare
and block pattern and lot siting apply. (See §§ 272-306
and 272-403.23.)
[Added 11-9-2020 by L.L.
No. 7-2020]
The Planning Board may require subdivisions
to be platted so as to preserve or enhance solar access for either
passive or active systems, consistent with the other requirements
of these regulations. Improvement of solar orientation may be a sufficient
consideration, in the judgment of the Planning Board, to warrant site
plan modifications.
A.
All land development shall be related to the surrounding
drainage pattern, with provisions made for proper storm drainage facilities.
All drainage improvements must be acceptable to the Town Engineer.
Minimum runoff shall be determined by the Rational Method or an equivalent
formula with conventional runoff factors, using as a minimum a rainfall
rate of 0.5 inches per hour. In all instances, provisions shall be
made for adequate storm drainage and drainage structures to prevent
water from standing on any portion of dead-end streets or culs-de-sac.
B.
Diversion of storm flow shall be avoided, wherever
possible. If stormwater is to be diverted from its natural course,
the constructions plans shall include:
C.
Where an underground drainage system is installed,
emergency surface drainage overflows shall be provided to prevent
possible flooding in the event of failure of the underground drainage
system.
D.
In developments with an average grade of 7% or more,
detention ponds, check dams or other structures shall be provided
to reduce the velocity of storm runoff. Riprapping shall be required
in areas designated by the Town Engineer.
A.
When connections are to be made immediately to a community
water system or public water supply, water lines shall be installed
to serve each lot in the subdivision prior to the application for
acceptance of the streets or rights-of-way. Where such connection
to said system is not to be made immediately, but is contemplated
within five years, plans shall be prepared for future installation
of a water distribution system to serve each lot, and those parts
of such system which will be in the paved portion of streets and alleys
shall be installed before the streets and alleys are paved. Plans
for water systems shall conform in all respects to the standards for
the design of water systems of the New York State Department of Health
and New York State Department of Environmental Conservation and shall
be subject to the approval of the Town Engineer, the Southern Cayuga
Lake Intermunicipal Water Commission, and the Tompkins County Health
Department.
B.
When connections are to be made immediately to a community
disposal system or public sewer system, sanitary sewers shall be installed
to serve each lot in the subdivision prior to the application for
acceptance of streets or rights-of-way. Where such connection to said
system is not to be made immediately, but is contemplated within five
years, plans shall be prepared for future development and installation
of a sewerage system to serve each lot, and those parts of such system
which will be in the paved portion of streets and alleys shall be
installed before the streets or alleys are paved. Plans for sewer
systems shall conform in all respect to the standards for the design
of sanitary sewer facilities of the New York State Department of Health
and New York State Department of Environmental Conservation and be
subject to the approval of the Town Engineer and the Tompkins County
Health Department.
C.
In a regulating plan area for traditional neighborhood development
(TND), public water and sanitary sewer infrastructure, along with
infrastructure for other essential utilities (see § 272-309.1),
must be complete before acceptance of streets or rights-of-way.
[Added 11-9-2020 by L.L.
No. 7-2020]
A.
Concrete monuments, the specifications of which are
hereinafter set forth, shall be set in each subdivision. At least
two reference ties shall be established in the most permanent manner
possible, to the exterior corners of the lot finally platted. The
markers and ties shall be shown on each final plat of all subdivisions.
The monuments shall be placed normally on block corners or points
of curve and shall be no more than 1,000 feet apart.
B.
The monuments shall be constructed of reinforced concrete
(3,000 psi in 28 days) and have no fewer than two no. 3 deformed bars
in them, evenly spaced. The monuments shall be six inches in diameter
and 36 inches in length. Each monument shall have a cross case in
the top center or a copper rod extending 1/4 inch above the concrete.
All such monuments may be precast or cast in the hole. It shall be
the responsibility of the developer to maintain the monuments on all
unsold lots.
[Amended 11-9-2020 by L.L. No. 7-2020]
A.
Wires
and cables providing local utility and similar services (including
but not limited to electric, telephone, cable television, and streetlighting)
in residential subdivisions shall be placed underground.
B.
In a regulating plan area for traditional neighborhood development
(TND), New Neighborhood Code requirements for underground utilities
apply. (See § 272-309.2.1.)
[Amended 11-9-2020 by L.L. No. 7-2020]
A.
In large,
phased developments, a sequential installation of utilities and improvements
shall be made in accordance with an agreement satisfactory to the
Town Planner, Town Engineer and Town Attorney. The phasing agreement
shall provide for the maintenance of existing roads and utilities.
B.
In a regulating plan area for traditional neighborhood development
(TND), New Neighborhood Code requirements for a subdivision phasing
plan may apply. (See § 272-703.3.3.)
