[Amended 5-17-1994 by L.L. No. 18-1994]
A. 
The requirements contained in this article are deemed to be minimum requirements, and shall be varied or waived by the Board only under circumstances set forth in Article VIII, § 195-42.
B. 
The Board is empowered to impose higher planning and design standards that herein set forth 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 standards would not reasonably protect or provide for public health, safety or welfare.
A. 
The layout, character, extent, width, grade and location of proposed streets shall be established with due regard to:
(1) 
Public convenience and safety.
(2) 
Proposed uses of the land to be served by said streets.
(3) 
Proper relation to and connection with, continuation and projection of, streets in the adjacent areas; and whether these streets are existing or proposed in another subdivision, in a neighborhood plan, in the Comprehensive Plan or in the Official Map, as approved or adopted by the Board.
(4) 
Topography and other land features.
B. 
The layout of proposed streets shall furthermore be arranged in a manner acceptable to the Board.
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 Board may require marginal access or service streets, reverse frontage lots with screen planting contained in a nonaccess reservation along the rear property line, parks or such other treatment as 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. 
Reserve strips controlling access to streets shall be prohibited.
F. 
Certain proposed streets may be required to extend 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 Board may require at the stub end a temporary turnaround improved to the satisfaction of the Town Engineer and of the size specified in Subsection O below.
G. 
The Board shall determine the number of streets in the proposed subdivision connecting with existing streets.
H. 
Cross (four-corner) street intersections shall be avoided except where necessary. Street jogs shall be prohibited. A center-line offset of at least 200 feet shall be maintained between minor streets intersecting opposite sides of a major street.
I. 
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.
J. 
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 be not less than 500 feet on arterial streets, 300 feet on collector streets and 100 feet on minor streets. The outer right-of-way line in each case shall be parallel to said inner right-of-way line.
K. 
Streets shall be laid out so as to intersect at right angles as nearly as possible. The inner right-of-way line of a street intersecting another street at an angle of less than 90º 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.
L. 
Street right-of-way lines at intersections shall be connected with a curve, the radius of which shall be not less than 30 feet.
M. 
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 be not less than as follows:
[Amended 5-18-1976]
Street Type
Right of Way
(feet)
Roadway
(feet)
Arterial
80
48+12 ft. mall
Collector
60
40
Minor, for row houses and apartment
60
40
Minor, for other residences
50
30
Minor, for other residences in low-density areas (one unit per acre or less)
50
24
Minor, dead end, 400 feet long or less
50
24
Minor, in areas of steep slopes and soils with high rock content (to be determined by Town Engineer)
50
24
Minor, in R1-160 District
[Added 7-16-1987 by L.L. No. 25-1987]
50
20
NOTE: The proposed width of 24 feet or 20 feet allows for a two-lane road pavement but no parking lane. It is expected that in low-density areas and short dead-end roads, incidence of on-road parking is low and will not interfere with vehicle movement. In the R1-200 and R1-160 Districts, "no parking" signs shall be required at the entrances to all roads and a local law to such effect shall be enacted by the Town Board at the time the road is accepted for dedication.
[Amended 7-16-1987 by L.L. No. 25-1987]
N. 
The widths of streets adjacent to areas designed, proposed or zoned for nonresidential use may be increased as deemed necessary by the Board to ensure the free flow of through traffic without interference from parked or parking cars and to provide adequate and safe parking space.
O. 
Dead-end streets, designed to be so permanently, shall have a maximum length as determined by the Planning Board after a report by the Director of Planning and the Town Engineer and approval by the Planning Board, and shall be provided at the closed end with a turnaround, the dimensions of which shall be determined by the Director of Planning and the Town Engineer and approved by the Planning Board.
P. 
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 Board.
Q. 
Street grades, wherever feasible, shall not exceed 5% except that grades of minor streets shall not exceed 8%. Grades shall not exceed 4% for a distance of 100 feet from any intersection. Street grades wherever feasible as determined by the Town Engineer shall not be less than 1%.
R. 
Changes in street grades shall be connected by vertical curves of a preferred minimum length required to achieve a safe nonpassing sight distance of:
(1) 
Two hundred feet for a minor street (30 miles per hour).
(2) 
Three hundred fifty feet for arterial and collector streets (50 miles per hour).
S. 
A minimum of 350 feet clear sight distance shall be maintained on all horizontal curves. Appropriate sight easements shall be granted to the Town to ensure such sight distance.
T. 
A combination of excessive horizontal and vertical curves in the same area shall be avoided.
U. 
Whenever an existing street right-of-way abutting the parcel in question has a width of less than indicated in Subsections M and N of this section, required street widening strips if deemed necessary by the Town Engineer, based upon an Official Map, Comprehensive Plan or proposed construction plans on file, shall be indicated on the submitted plan as being deeded to the Town of Yorktown for future road widening purposes.
[Added on 4-5-1994 by L.L. No. 10-1994]
To ensure the development of parking areas with a high degree of quality and maintenance of public health, safety and welfare. The following minimum requirements shall be met:
A. 
Landscape islands shall be irrigated or maintained under a permanent maintenance agreement.
B. 
The approving Board may amend these requirements after finding that alternate plans submitted by the applicant exceeds these minimum standards in quality and purpose.
A. 
Sidewalks shall be required unless waived by the Board. Wherever required, sidewalks shall have the following widths:
(1) 
In residential subdivisions, five feet, unless otherwise specified.
(2) 
In commercial and industrial subdivisions, as determined by the Board.
(3) 
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. The right-of-way for said walkways shall be not less than 15 feet wide.
B. 
All required sidewalks shall be constructed in accordance with specifications issued by the Town Engineer.
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 and, where possible, such drainage or stream rights-of-way shall be preserved by precluding alterations of the terrain within 50 feet on either side of the center line of a stream or watercourse and 50 feet from a pool, swamp or marshland, in accordance with requirements specified by the Town Engineer. Where a subdivision is located on a ridge or mountaintop, there shall be prohibited the stripping of trees or soil or alterations of the skyline.
A. 
The length, width, shape and orientation of blocks shall be determined with due regard to:
(1) 
Provision of building sites suitable to the needs of the type of use contemplated.
(2) 
Zoning requirements as to lot dimensions and area.
(3) 
Control, safety and convenience of pedestrian and vehicular traffic.
(4) 
Topography and other land features.
B. 
Block lengths shall not exceed 1,200 feet.
C. 
Block widths shall be not less than 200 feet and shall be planned to provide two rows of lots.
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. The lot arrangement shall be such that there will be no foreseeable difficulties, for reasons of topography or other natural conditions, in complying with Chapter 300, Zoning, in order to build on each lot. Lots shall not be of unreasonable depth, encouraging the later creation of a second building lot at the rear. Depth of lots shall not, in general, exceed 200 feet, except in areas where the minimum lot size required by Chapter 300, Zoning, is 40,000 square feet or more, where the depth of lots shall not exceed 300 feet. Where topographic or other conditions create unusual conditions, this requirement may be modified. Where practicable, lots shall be so laid out that the driveways have access to a local street and not to a major road carrying general traffic.
B. 
Lot size and area shall conform to the requirements of Chapter 300, Zoning.
C. 
Width and depth of properties reserved or laid out for commercial and industrial purposes shall be adequate to comply with the off-street parking and loading requirements contained in Chapter 300, Zoning.
D. 
Corner lots shall have sufficient width to provide an adequate building site within all the yard requirements.
E. 
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 a reserved strip 10 feet or more in width, across which there shall be no right of vehicular access.
F. 
Side lot lines shall be substantially at right angles or radial to street lines.
G. 
On land subject to flooding, no lots shall be platted for residential or any other use where danger to life or property or an aggravation of the flood hazard may result and such land may be reserved by easement, dedication or otherwise where special ecological or topographical features exist. Such land should be set aside for such uses as shall be compatible with the purposes for which said land was reserved, dedicated or otherwise set aside. Said lots shall not be platted on marshy or swampy areas and alteration of such areas shall be permitted only by terms consistent with the purposes of this Code, bearing in mind special ecological or topographical features or community interest.
H. 
On lots having more than 25% of area in slopes over 20%, the Board shall require appropriate engineering studies and a grading plan for each lot and section as a whole to be submitted to the Town Engineer for his review and recommendation to the Board.
I. 
All lots shall be staked by iron pipes, three feet long, set four inches above ground at corners, changes of direction, points of curve, etc.
A. 
Reservation of land for parks.
(1) 
Upon consideration of the particular type of development proposed and determination of the needs created by such development, the Board may require the reservation of land for a park or parks suitable for playground or other recreational purposes or other ecological purposes, whether or not said parks or playgrounds or areas are shown on the Official Map or Comprehensive Plan. Approximately 10% of the total area of a subdivision is required to be dedicated by the subdivider for playground or active recreation use. The minimum area of contiguous open space acceptable shall be three acres, unless a smaller area is still desirable because of the present use or future development of abutting land.
(2) 
In all cases where the Board requires the reservation of land for park or playground purposes or other ecological purposes, the land shall be of such character so as to be usable for such stated purpose or alternatively shall be made usable for such use by the developer. Unless otherwise allowed by the Board, sites for active recreational use shall be level and dry.
(3) 
If such area is for recreation, it shall have a frontage on one or more streets of at least 300 feet. No dimension of the site to be used for active recreation use shall be less than 250 feet. When the Board accepts land which is in excess of the ten-percent requirements, such excess lands need not conform to specifications set forth or adopted as part of this Part 1 which specifications are utilized to achieve a level, dry, active recreational site.
(4) 
The Board shall give proper consideration to the provision by the subdivider of open space reserved by covenants in the deeds for the common and exclusive use of all the property owners within the proposed subdivision. Such private recreational area shall be operated and maintained by said owners or association of owners, and the use of said reservation shall be confined to the owners or association of owners and no others.
B. 
In the event that an area to be used for a park, playground or other ecological use is required to be so reserved, the subdivider shall submit to the Board a tracing drawn in ink on tracing cloth showing, at a scale of not less than 40 feet to the inch, such area and the following features thereof:
(1) 
The boundaries of said area, giving lengths and bearings of all straight lines; and radii, lengths, central angles, tangent distances and radial bearings of all curves. All lengths shall be in feet and decimals of a foot, and all angles shall be given to the nearest tenth of a second unless otherwise specified by the Town Engineer.
(2) 
Existing features such as brooks, streams, marshes, ponds, clusters of trees, individual trees eight inches or more in diameter, rock outcrops, structures, drains, etc.
(3) 
Existing and, if applicable, proposed changes in grades and contours of said area and of areas immediately adjacent.
C. 
Money in lieu of parkland reservation.
(1) 
Upon consideration of the particular type of development proposed and a determination of the needs created by such development, the Planning Board may accept money in lieu of parkland reservation upon written application from the subdivider.
(2) 
In determining the appropriateness of accepting such cash payment in lieu of reservation, the Board shall be guided by the following:
(a) 
The relationship of the subdivision to the Town Plan, and particularly as such plan may show proposed park and playground area.
(b) 
The character and recreation needs of the neighborhood in which the subdivision is located.
(c) 
The unsuitability of land in the subdivision for park and playground purposes by reason of location, access, grade or cost of development or maintenance.
(d) 
The possibility that land immediately adjoining the subdivision will serve, in whole or in part, the park and playground needs of such subdivision.
(3) 
The cash value of such land shall be determined as set forth in Article III, § 195-16.
A. 
No final slope on any subdivided property shall exceed the normal angle of repose of the soil of said slope as determined by the Town 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 Town Engineer.
B. 
The lots upon which no houses are to be built are not to be disturbed in any manner except as authorized by the Planning Board. If the topography is changed in any manner on such lots, the developer will regrade the lot to a normal slope as indicated in Subsection A above, place four inches of topsoil on such regraded area and plant grass on such regraded area.
C. 
In areas reserved for public use, all low or swampy areas shall be preserved in keeping with the proposed use or prepared for the use approved. This requirement may be partially modified when such proposed modification is necessary to allow the retention of stormwater runoff either in a pond or for limited periods on active recreational fields. Sudden drops or sharp changes in grade shall be minimized or, where unavoidable, protected by means of fences or such other protection as may be specified by the Planning Board.
A. 
The developer shall complete the installation of all utilities and street improvements specified in § 277 of the Town Law not specifically waived by the Board, in accordance with specifications as issued by the Town Engineer, and with any additional requirements specified by the Board or by the Town Engineer. Construction detail plans for said utilities and improvements shall be submitted in a form satisfactory to the Town Engineer.
B. 
Construction detail plans shall be submitted on separate sheets of the same size as those used for the subdivision plat. They shall include the following:
(1) 
Profiles along the center lines of streets showing existing and proposed elevations. Where a proposed new street intersects an existing street, the elevation of such existing street shall be shown for 100 feet from such intersection. All elevations must be referred to established United States Government bench marks.
(2) 
Cross sections showing present elevations of all proposed streets shown at five points on a line at right angles to the center line of the street every 100 feet throughout the length of such streets. Said elevation points shall be at the center line of the street, each property line and a point 25 feet inside of each property line.
(3) 
Plans and profiles showing the location, size and invert elevations of existing and proposed water, sanitary sewers, stormwater drainage and fire hydrants, the exact location and size of all water, gas or other underground utilities or structures and the design and location of roads, curbs and appurtenances.
C. 
The Town Engineer shall assign inspectors to assure that all Town specifications and requirements are met during the construction of required improvements, and to assure the satisfactory completion of improvements and utilities required by the Planning Board. If the applicant elects to install such improvements before the signing of the plat, the applicant shall notify the Planning Board, in writing, and an inspector will be assigned thereto.
D. 
The applicant shall pay the Town Engineer an amount as set forth in § 168-1, Master Fee Schedule for Land Development Applications and Permits, to cover the cost of inspection.
[Amended 1-6-1981 by L.L. No. 2-1981; 12-15-1987 by L.L. No. 35-1987; 2-7-1989 by L.L. No. 4-1989; 12-19-1989 by L.L. No. 24-1989; 10-5-2010 by L.L. No. 9-2010]
E. 
If the Planning Board or its agent shall find, upon inspection, that any of the required improvements have not been constructed in accordance with the plans and specifications filed by the subdivider, the subdivider and the bonding company will be severally and jointly liable for the cost of completing said improvements according to specifications. No plat which may be an extension, part or section of a previously recorded plat shall be approved by the Board if the subdivider has not fully complied with the construction of all of the required improvements in a previously recorded plat submitted by him for approval. As a condition for the approval of such plat, the Board shall require that the conditions of the former agreement be met by the subdivider before the Board shall take action on the plat.
F. 
Underground utilities required by the Planning Board shall be placed in the street right-of-way between the paved roadway and street line to simplify location and repair of the lines when they require attention. Where topography or other conditions make such placement impracticable, the Board may waive this requirement to the extent necessary. The subdivider shall install underground service connections to the property line of each lot within the subdivision for such required utilities before the street is paved.
G. 
Where topography is such as to make impractical the inclusion of utilities within the street lines, perpetual unobstructed easements at least 15 feet in width shall be provided across property outside the street lines, and with satisfactory access to the street.
H. 
In the case of any area to be dedicated to public use as an active recreation area, the following shall be performed by the subdivider:
(1) 
The entire area shall be cleared and grubbed of stones, brush and trees with a diameter of less than six inches, unless otherwise directed by the Planning Board.
(2) 
The area to be used as a playground, if any, shall be graded to a gentle slope, uninterrupted by rock outcroppings, covered with a minimum of four inches of topsoil and seeded.
(3) 
Drains shall be installed as required. Swamps, low areas, sudden drops or steep changes in grade shall be filled or otherwise minimized as directed by the Planning Board.
(4) 
Monuments of the type approved by the Town Engineer shall be required at each point of intersection of proposed reserved area.
I. 
When the Board or the Town Engineer, due to planning consideration extraneous to the subdivision, requires a standard of improvements higher than that which is sufficient to serve the subdivision, the amount of the bond to be posted shall be deemed to be satisfactory if it adequately covers the cost of improvements which would be normally required.
J. 
Drainage shall be designed in accordance with § 255-15, Drainage improvements, as set forth in Chapter 255, Street Specifications.
K. 
The subdivider's engineer shall also study the effect of each subdivision on the existing downstream drainage facilities outside the area of the subdivision; this study shall be reviewed by the Planning Board. Where it is anticipated that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility during a twenty-five-year storm, the Planning Board shall notify the Town Board of such potential condition. In such case, the Planning Board shall not approve the subdivision until consultation with the Town Board.
L. 
Where it is anticipated by the Board that construction of improvements in the subdivision may result in the silting of downstream drainage facilities, an amount necessary to correct such condition shall be determined by the Board and shall be placed in escrow by the developer or be included in the bond submitted by him.
M. 
The developer shall be responsible for maintaining vehicle access in all weather conditions from a public highway to those houses which have been granted a certificate of occupancy. Provisions for such maintenance shall be included in the bond estimate prepared by the Town Engineer.