Town of Haverstraw, NY
Rockland County
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Table of Contents
Table of Contents
A. 
The Town of Haverstraw is hereby divided into the following districts, the respective symbol for each type of district being set forth opposite its title:
Symbol
Title
R-120
Rural Residence District
R-40
Low-Density Residence District
R-25
Low-Density Residence District
R-15
Medium-Density Residence District
RG
General Residence District
RMH
Mobile Home Residence District
CR
Commercial Recreation District
PO
Professional Office District
C
Commercial District
PIO
Planned Industrial Office District
WRD
Waterfront Recreation Development District
PDD
Planned Development District[1]
[1]
Editor's Note: Added pursuant to L.L. No. 5-2006, adopted 6-26-2006.
B. 
Each such district is designated on the Zoning Map, referred to in § 167-7, and in the Use and Bulk Tables, referred to in § 167-9, and elsewhere in the text of this chapter by its symbol only.
The areas and boundaries of such districts are hereby established as shown on a map entitled the "Revised Zoning Map of the Town of Haverstraw," dated August 13, 1990, and referred to herein as the "Zoning Map." Said Zoning Map, together with everything thereon, is hereby made a part of this chapter.[1]
[1]
Editor's Note: The Zoning Map is included at the end of this volume.
A. 
Along rights-of-way. Where a district boundary is shown following a street, parkway, public utility right-of-way or railroad, the boundary is respectively the center line of such street, parkway or public utility right-of-way, or a line located midway between the main tracks of said railroad. Such boundary shall be deemed to be changed automatically whenever the center line of such street, parkway or public utility right-of-way is changed or said main railroad tracks are changed if the new center line is not farther from the old center line than 50 feet at any point.
B. 
Along lot lines or municipal boundaries. Where a district boundary is shown as following a Town or Village boundary line, a property line, a lot line or a projection, or any one of the same, such boundary shall be such landmarked or monumented line or projection thereof. If such boundary is shown as separated from, but approximately parallel to, any such landmarked or monumented line or projection thereof, such boundary shall be deemed to be parallel to any landmarked or monumented line or projection thereof, as the case may be, at such distance therefrom as shown on the Zoning Map.
C. 
Along streams. Where a district boundary is shown as following a stream, other than the Hudson River, the boundary shall be the center line of the main channel of such stream, and such boundary shall be deemed to be changed automatically if the main channel of such stream should change or be changed by natural or artificial means, if such new center line is no farther from the old center line than 50 feet at any point.
D. 
Map dimensions. In the absence of a specific distance being indicated on the Zoning Map, the distance shall be determined by using the map scale.
E. 
Hudson River. Although not completely shown on the Zoning Map, the area of the Hudson River within the Town shall be an R-120 District.
F. 
Physical markers. Where a street, highway, railroad or other physical monument or marker on the ground by which a boundary is determined varies from that as shown on the Zoning Map, the on-the-ground physical monument or marker shall control.
G. 
Angles of intersection. Where district lines intersect with a street and where there is any change in the direction of a district line, the angle formed shall be deemed to be 90° unless otherwise specified.
After the effective date of this chapter, all new construction or development and every change, enlargement or relocation of use and every reconstruction or structural alteration of a building or nonbuilding use and every change in bulk shall conform to the use and bulk regulations of this chapter. All new buildings and all newly developed land and nonbuilding uses may be used for any purpose permitted or required by the regulations of the appropriate zoning district, and for no other purpose whatever. Existing nonconforming bulk may continue, subject to the regulations in Article X.
[Added 1-22-2001 by L.L. No. 6-2001; amended 1-28-2002 by L.L. No. 1-2002; 4-11-2005 by L.L. No. 2-2005]
A. 
Notwithstanding any inconsistent provision of any local code, rule, regulation, law or ordinance, any Town board or commission (reviewing board) where a permit or approval is required by local law, rule, regulation or ordinance shall, before permitting use of or construction on, under or adjacent to real property, require the applicant to deposit funds with the Town sufficient to reimburse the Town for all reasonable costs of planning, engineering, legal, architectural, accounting and/or other consultants deemed appropriate by each reviewing board utilized in connection with the review of any application. At the time of the first hearing or appearance on the application, the reviewing board shall fix the amount of the initial deposit (escrow) to be made by the applicant. The Town's consultants shall invoice the Town no less frequently than monthly for services in reviewing each application and performing their duties with respect to such application. If at any time during the review process the amount of the escrow account falls below 50% of the initial escrow (as determined by the reviewing board), then the applicant shall be required to submit an additional deposit to bring the total escrow up to the full amount of the initial deposit (as determined by the reviewing board), unless the reviewing board otherwise waives such requirement.
B. 
In the event the amount held in escrow by the Town is more than the amount of the actual billing or invoicing, the difference between such amount and the actual billing or invoicing shall be promptly refunded to the applicant after final action is taken on the application.
C. 
In the event the amount of escrow is less than the full amount actually charged by the Town's consultants, the applicant shall promptly pay any remaining balance.
[Added 4-11-2005 by L.L. No. 2-2005]
All invoices for fees charged to applicants by consultants shall be reviewed and approved by the Town as to reasonableness before payment by the Town, and the applicant shall be provided with copies of the invoices charged against the escrow deposit. In the event an applicant believes that the charges invoiced are excessive, the applicant may file a written protest to the Town Board, within 15 days of receipt of the invoice, questioning such invoice, and the Town Board shall review the protest by the applicant and provide the applicant with a written response within 15 days of receipt of the protest.
[Added 4-11-2005 by L.L. No. 2-2005]
In the event an applicant fails to make any escrow payment required and/or fails to pay the full amount billed for consultant fees, the reviewing board shall adjourn any pending application and/or withhold final approval until such payment is made. In the event final approval has been granted and an outstanding balance for consulting fees remains unpaid, the Building Inspector shall not grant a building permit and/or certificate of occupancy until payment of approved outstanding consulting fees has been made in full.
[Added 4-11-2005 by L.L. No. 2-2005]
A. 
All laws, ordinances, rules and regulations of the Town of Haverstraw are modified and superseded by this article with respect to their application to fees which may be charged with respect to applications for land use permitting or approvals.
B. 
This article shall modify and supersede, with respect to the properties covered thereby, the provisions of Article 16 of the Town Law of the State of New York, Executive Law Article 42, and Navigation Law Article 4 of the State of New York.