In considering an application for the subdivision of land in
the Village of North Collins, the Planning Board shall be guided by
the following considerations and standards.
Land to be subdivided shall be of such character that it can
be used safely for building purposes without danger to health or peril
from fire, flood or other menace. Subdivisions shall conform to the
streets and parks shown on the Official Map, if any, of the Village
of North Collins and/or the Official Map, if any, of the County of
Erie. Subdivisions shall be properly related to the Master Plan of
the Village of North Collins, as adopted by the Planning Board.
A.
Streets shall be logically related to the topography, and all streets
shall be arranged so as to obtain as many as possible of the building
lots or sites at or above the grades of the streets. Grades of streets
shall conform as closely as possible to the original topography. A
combination of steep grades and sharp curves shall be avoided. Streets
shall be suitably located, of sufficient width and adequately improved
to accommodate the prospective traffic and to afford satisfactory
access to police, fire-fighting, snow removal and other road maintenance
equipment and shall be coordinated into a convenient system. Residential
streets shall be so laid out as to discourage through traffic.
B.
Street standards. Unless higher standards are prescribed by the Village
Board by ordinance or resolution establishing requirements and specifications
for the laying out and construction of streets, the following requirements
shall be observed by a subdivider in the street design within a subdivision:
|
Specification
|
Standard
|
|---|---|
|
Minimum width of right-of-way
|
60 feet
|
|
Minimum width of pavement
|
24 feet
|
|
Minimum length of tangents between reverse curves
|
100 feet
|
|
Maximum grade
|
10%
|
|
Minimum grade
|
0.5%
|
|
Minimum sight distance
|
150 feet
|
Block width shall be at least 200 feet but need not exceed 400
feet. Block length shall be at least 400 feet but generally not more
than 12 times the minimum lot width. In long blocks, the Planning
Board may require the reservation through the block of a twenty-foot
easement to accommodate utilities or pedestrian traffic.
Intersections with major trafficways, as delineated in the Master
Plan, should be held to a minimum and, preferably, spaced at least
1,000 feet apart. Streets shall be laid out so as to intersect as
nearly as possible at right angles, and no street shall intersect
any other street at less than 75°. Street jogs with center-line
offsets of less than 125 feet shall be avoided. Property lines at
street intersections shall be rounded with a radius of 10 feet or
with a greater radius where the Planning Board may deem it necessary.
Curb radii at intersections shall not be less than 20 feet.
The arrangement of streets shall provide for the continuation
of principal streets between adjacent properties where such continuation
is necessary for convenient movement of traffic, effective fire protection,
efficient provision of utilities and, particularly, where such continuation
is in accordance with the Master Plan. If the adjacent property is
undeveloped and a street must be a dead-end street temporarily, the
right-of-way therefor shall be extended to the property line. A temporary,
circular turnaround of a minimum of 50 feet in radius shall be provided
on all temporary dead-end streets, with the notation on the plat that
land outside the street right-of-way shall revert to abutters whenever
the street is continued. The Planning Board may limit temporary dead-end
streets to a length not more than double the permitted length of permanent
dead-end streets.
Where a street does not extend to the boundary of the subdivision and its continuation is not needed for access to adjoining property, it shall be separated from such boundary by a distance not less than the minimum lot depth prescribed in Chapter 181, Zoning, for the zoning district in which the street is located. Reserve strips of land shall not be left between the end of a proposed street and an adjacent piece of property. However, the Planning Board may require the reservation of a twenty-foot-wide easement to accommodate pedestrian traffic or utilities. In general, permanent dead-end streets shall be limited in length to six times the minimum lot width for the zoning district involved. A circular turnaround of a minimum right-of-way radius of 65 feet shall be provided at the end of a permanent dead-end street.
All streets shall be named, and such names shall be subject
to the approval of the Planning Board. Names shall be sufficiently
different in sound and in spelling from other street names in the
Village of North Collins so as not to cause confusion. A street which
is a continuation of an existing street shall bear the same name.
A.
On written request for waiver by the subdivider, approved by the Planning Board pursuant to § 154-38 of these regulations, the following requirements for street improvements may be waived; otherwise they shall apply. In taking action to waive such requirements, the Planning Board shall state its reasons therefor in the minutes of the Planning Board. In consideration of waiver of any of the street improvements otherwise required, the Planning Board may consider and cite the following: interest of the public health, safety and general welfare; existing ordinances or resolutions passed by the Village Board pertaining to the design and construction of streets or roads; Village Board policy; other methods available or currently in use in the Village of North Collins to provide such improvements; and minimum requirements for the approval of plats previously recorded. The Planning Board shall not waive, vary or modify these requirements when specifically prohibited from doing so by these regulations.
B.
Street improvements required, unless waived, include street signs,
streetlighting standards, curbs, gutters, water mains, sanitary sewers,
storm drains and fire hydrants. If placed in the street right-of-way,
underground utilities required by the Planning Board shall be placed
between the paved roadway and street line to simplify location and
repair of the lines. The subdivider shall install underground service
connections to the property line of each lot before the street is
paved. Such grading and improvements shall not be less than the Village
of North Collins' minimum street construction specifications
and shall be approved by the Village Engineer.
C.
In the interest of public health, safety and general welfare, the
Planning Board shall not cause a waiver, variation or modification
of the following provisions of these regulations:
(1)
Sidewalks are required in any part of a subdivision for building
lots fronting on a new or proposed street.
(2)
Streets shall be graded and improved with pavement in accordance
with minimum street construction specifications of the Village of
North Collins and shall be approved by the Village Engineer.
A.
The arrangement of lots shall be such that there will be no foreseeable difficulties in securing building permits to build on all building lots designated in the subdivision and in providing access to buildings on such lots from an approved street. Where a watercourse separates the buildable area of a lot from the street intended to provide access thereto, provision shall be made for installation of a culvert or other structure of design approved by the Village Engineer. Lot dimensions shall comply with the minimum standards of Chapter 181, Zoning. Side lot lines shall be at right angles to street lines unless a variation from this rule will provide a better street or lot plan.
B.
For the purpose of beautifying the Village of North Collins and to
provide comfort to the potential residents of a subdivision, a shade
tree shall be provided on each building lot. Such shade tree may be
an existing live shade tree or a new live shade tree installed by
the subdivider.
Minimum lot dimensions as stated in Chapter 181, Zoning, of the Code of the Village of North Collins shall be observed in the design of subdivision plats in the Village of North Collins.
The Planning Board may require adequate, convenient and suitable
areas for parks and playgrounds or other recreational purposes, to
be reserved on the subdivision plat, but in no case more than 10%
of the gross area of any subdivision. Ownership shall be clearly indicated
on all reservations for park and playground purposes, and the area
involved in such reservations shall be clearly marked on the plat
"reserved for park or playground purposes." The Planning Board shall
comply with all village park and recreation policies.
Where topography or other conditions are such as to make impractical
the inclusion of utilities or drainage facilities within street rights-of-way,
perpetual unobstructed easements at least 20 feet in width for such
utilities shall be provided across property outside such rights-of-way
and with satisfactory access to the street. Easements shall be indicated
on the subdivision plat.
Where it deems necessary, the Planning Board may require, in
order to facilitate pedestrian access from streets to schools, parks,
playgrounds or other nearby streets, perpetual unobstructed easements
at least 20 feet in width. Easements shall be indicated on the subdivision
plat.
The owner of the land included in a proposed subdivision may place restrictions on the private development of lands included therein greater than those imposed by Chapter 181, Zoning. Such restrictions, if any, shall be indicated on the final plat for record or as addenda thereto securely attached to the final plat for record.
Unless otherwise prohibited by these regulations, the Planning Board may modify the specified requirements of Article IV of these regulations in any individual case where, in the Board's judgment, such modification is in the public interest or will avoid the imposition of unnecessary individual hardship. An example of where such Board action might apply is in the design of so-called "cluster developments."
