A.
All subdivisions shall be accessible from and to a
publicly maintained street within the boundaries of the City of Peekskill.
The layout, character, extent, width, grade and location of proposed
streets shall be established with due regard to:
[Amended 6-9-1981, approved 6-22-1981]
(1)
Public convenience and safety.
(2)
Proposed uses of the land to be served by said streets.
(3)
Proper relation to and connection with or continuation
and projection of streets in the adjacent City areas, whether these
streets are existing or proposed in another subdivision, in a neighborhood
plan, in the Comprehensive Plan or in the Official Map.
(4)
Topography and other land features.
B.
The layout of proposed streets shall furthermore be
arranged in a manner acceptable to the Commission.
C.
Minor streets shall be laid out so as to discourage
their use by through traffic.
D.
Where a subdivision abuts or contains an existing
or proposed arterial street, limited access highway or railroad, the
Commission may require marginal access or service streets, reverse
frontage with screen planting contained in a nonaccess reservation
along the rear property line, deep lots with rear service alleys or
other treatment, such as parks, which may be necessary for protection
of residential properties and for separation of through and local
traffic with due regard for the requirements of future approach grades
and grade separations.
E.
Where a tract of land is subdivided into lots substantially
larger than the minimum size required in the zoning district in which
a subdivision is located, the Commission may require that streets
and lots be laid out so as to permit future resubdivision in accordance
with the requirements of these regulations.
F.
Reserve strips controlling access to streets shall
be prohibited.
G.
Certain proposed streets may be required to be extended to the boundary line of the subdivision to provide access to tracts which may be subdivided in the future. Wherever necessary, when a street is carried to the boundary line of the subdivision, the Commission may require a temporary turnaround, improved to the satisfaction of the City Engineer and of the size specified in Subsection P below, at the stub end.
H.
The creation of dead-end or loop streets and superblocks
will be encouraged wherever the Commission finds that such layout
will not interfere with traffic convenience and safety. The Commission
shall determine the number of connections of streets in the proposed
subdivision with existing streets. At least two such connections shall
be provided except where a proposed subdivision contains only one
dead-end street.
I.
Street jogs shall be prohibited. Street intersections
shall have center-line offsets of 125 feet or more.
J.
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets and may be
required on all other streets.
K.
Street right-of-way lines deflecting from each other
at any point shall be connected with a curve, the radius of which
for the inner right-of-way lines shall not be less than 750 feet on
arterial streets, 300 feet on collector streets and 100 feet on minor
streets. The outer right-of-way line shall be parallel to said inner
right-of-way line.
L.
Streets shall be laid out so as to intersect as nearly
as possible at right angles. The inner right-of-way line of a street
intersecting another street at an angle of less than 90° shall
be tangent to and follow a curve with a minimum radius of 150 feet
centered on the nearest right-of-way line of the intersecting street.
The outer right-of-way line shall be parallel to said inner right-of-way
line.
M.
Street right-of-way lines at intersections shall be
connected with a curve, the radius of which shall be 25 feet.
N.
Street right-of-way widths shall be as shown on the
Official Map or Comprehensive Plan, and, if not shown thereon, said
widths for the various street types shall not be less than as follows:
[Amended 1-9-1990, approved 1-22-1990]
|
Street Type
|
Right-of-Way
(feet)
|
Roadway
(feet)
|
|---|---|---|
|
Arterial
|
80
|
54
|
|
Collector
|
60
|
40
|
|
Local, major
|
50
|
33
|
|
Local, minor
|
50
|
27
|
|
Dead-end
|
50
|
27
|
|
Marginal access
|
50
|
24
|
O.
Half streets shall be prohibited except where essential
to the reasonable development of a subdivision in conformity with
the requirements of these regulations and where the Commission finds
that it shall be practicable to require the dedication of the other
half when the abutting property is subdivided. Wherever an approved
half street is adjacent to a subdivision, the other half of the street
shall be platted within said subdivision.
P.
Dead-end streets, designed to be so permanently, shall
not be longer than 400 feet and shall be provided at the closed end
with a turnaround having an outside roadway diameter of 80 feet and
a street right-of-way diameter of 100 feet.
Q.
Street names shall be selected so as not to duplicate
or be confused with the names of existing streets. Street names shall
be subject to the approval of the Commission.
R.
Street grades, wherever feasible, shall not exceed
5% on any street other than a minor street, where the grades shall
not exceed 10%. Wherever the grade of pedestrian walkways exceeds
20%, steps of a design acceptable to the City Engineer shall be required.
S.
Street grades shall be not less than 1/2% wherever
feasible.
T.
Changes in street grades shall be connected by vertical
curves of suitable length.
U.
Widths of streets adjacent to areas designed, proposed
or zoned for nonresidential use shall be increased by such amount
as may be deemed necessary by the Commission to assure the free flow
of through traffic without interference by parked or parking cars
and to provide adequate and safe parking space.
Where a subdivision is traversed by a watercourse,
drainageway, channel, pipe or stream, there shall be provided a stormwater
easement or drainage right-of-way, of such width as will be adequate
for the purpose, in accordance with requirements specified by the
City Engineer. Parallel streets or parkways may be required in relation
thereto.
A.
The lengths, widths and shapes of blocks shall be
determined with due regard to:
B.
Block lengths shall not exceed 1,200 feet.
C.
Block widths shall be not less than 200 feet nor more
than 450 feet and shall be planned to provide two rows of lots.
D.
Pedestrian walkways, other than in streets, may be
required where deemed essential to provide for circulation or access
to schools, playgrounds, shopping centers, transportation and other
community facilities. Said walkways shall be not less than 10 feet
wide.
A.
Lot width, depth, shape and orientation and the building
setback lines shall be appropriate for the location of the subdivision,
for the type of development and for the use contemplated.
D.
Corner lots shall have sufficient width to provide
an adequate building site within all the yard requirements.
E.
All lots in a subdivision shall have frontage with
adequate access to a public street.
F.
Double frontage lots shall be avoided. Reverse frontage
lots shall be provided where necessary for protection of residential
properties from through traffic and adverse nonresidential uses, for
separation of through and local traffic and to overcome difficulties
of topography or other specific conditions. Screen planting and a
fence or wall shall be provided along the rear property line within
an easement 10 feet or more in width, across which there shall be
no right of access.
G.
Side lot lines shall be substantially at right angles
or radial to street lines.
H.
No lots shall be platted for residential or any other
use on land subject to flooding where danger to life or property or
an aggravation of the flood hazard may result. Such land should be
set aside for such uses as shall not be endangered by periodic or
occasional inundation.
[Amended 8-15-2016 by L.L. No. 4-2016]
A.
Reservation of parkland on subdivision plats containing residential
units.
(1)
Before the Planning Commission may approve a subdivision plat containing
residential units, such subdivision plat shall also show, when required
by the Planning Commission, a park or parks suitably located for playground
or other recreational activities.
(2)
Land for park, playground or other recreational purposes may be required
if the Planning Commission 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 City. Such findings shall
include an evaluation of the present and anticipated future needs
for park and recreational facilities in the City based on projected
population growth to which the subdivision plat will contribute.
(3)
In the event the Planning Commission makes a finding pursuant to Subsection A(2) of this Section, but a suitable park or parks of adequate size to meet the requirements cannot be properly located on the subdivision plat, the Planning Commission may require payment of a sum of money in lieu thereof as set forth in Article VI of Chapter 275 of the City Code.
B.
School sites or sites for other public uses. The Commission may also
require a subdivider to set aside such area as it may deem to be required
for a school or other public use. Upon failure of the proper authorities
to purchase such site within one year after the date of the approval
of the plat, the subdivider, upon application to the Commission and
approval of such application, shall be relieved of the responsibility
of reserving such land for public purposes.
C.
Preservation of natural features. The Commission may require the
preservation of all natural features which add value to residential
developments and to the community, such as large trees or groves,
watercourses, historic spots and similar irreplaceable assets.
No final slope on the property shall exceed
the normal angle of repose of the soil of said slope as determined
by the City Engineer except where said slope consists of a natural
rock formation or is supported by a retaining wall or equivalent,
of a design acceptable to the City Engineer.
A.
The developer shall complete all utilities and street
improvements specified in § 33 of the General City Law not
specifically waived by the Commission, in accordance with specifications
as issued by the Department of Public Works and/or the City Engineer
and with any additional requirements specified by the Commission.
Construction drawings shall be submitted in a form satisfactory to
the City Engineer.
[Amended 6-24-2019 by L.L. No. 3-2019]
B.
When the Commission or the City Engineer, due to planning
considerations extraneous to the subdivision, requires a standard
of improvement higher than that which is sufficient to serve the subdivision,
the amount of the bond, cash deposit or letter of credit to be posted
shall be deemed to be satisfactory if it adequately covers the cost
of improvements which would be normally required.
[Amended 8-11-1987, approved 9-14-1987]
[Added 1-24-2022 by L.L. No. 1-2022]
All subdivisions containing 10 or more building lots shall indicate the number, location, square footage and number of bedrooms of all dwellings to be constructed pursuant to the affordable provisions outlined in Chapter 155 of the City Code.
