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.
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.
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."