[Added 6-26-2006 by L.L. No. 5-2006]
The purpose of the Planned Development District
(PDD) is to facilitate planned age-restricted mixed-use development
of large-scale sites within the Town of Haverstraw. The PDD encourages
traditional neighborhood design with a mix of age-restricted housing
and such uses as limited non-age-restricted live/work units, public
and private recreational components, open space, limited-use retail,
medical and professional office use, an inn, a spa and a restaurant.
These PDD regulations are intended to establish development parameters
within which individual site plans and/or subdivisions will be developed
in a manner consistent with the planning objectives originally shown
in a Town-approved conceptual land use plan and in a concept development
plan, to be adopted by the Town Board simultaneously with this section,
or for subsequent sites, to be adopted by resolution of the Town Board.
A.
Area covered. The boundaries of a concept development
plan shall correspond to the zoning district designated on the Zoning
Map as "PDD Planned Development District."
B.
Minimum site area. All sites proposed for PDD designation
shall have a total gross site area of not less than 150 acres.
C.
Zoning objectives. The objectives of the PDD Planned
Development District are to provide guidance for comprehensive open
space, new construction and/or redevelopment planning for sites not
less than 150 acres which will result in or accomplish the following:
(1)
The development of a community that incorporates traditional
neighborhood design principles with open space and provides a livable,
walkable community for its residents.
(2)
The development of new single-family housing, affordable
and market rate condominiums, and Town homes with associated community
recreational amenities which are all age restricted and required by
deed to have one owner-occupant per household who is age 55 or older.
(3)
The development of a limited number of live/work condominium
units that are not age restricted to provide for community diversity
and alternative economic and residential opportunities.
(4)
The development of retail, office and medical service
office suites designed to service local area residents.
(5)
Where appropriate, permit the development of a first-class
inn and/or spa and/or gourmet restaurant.
(6)
The development of new community and recreational
facilities to serve Town residents.
(7)
The preservation and enhancement of property values
within and in the vicinity of a Planned Development District and provisions
for the protection of surrounding neighborhoods from any adverse impacts
of redevelopment within such district.
D.
Overall site controls. No development within the PDD may take place except in accordance with a concept development plan approved by the Town Board of the Town of Haverstraw as set forth in Subsection L, and site and subdivision plans, which will have been approved by the Planning Board of the Town of Haverstraw. The permitted land uses, density, bulk and dimensional regulations and off-street parking requirements for the PDD are set forth below.
(1)
Uses permitted by right and permitted density of development.
(a)
The types of uses permitted by right, the net
buildable acreage and the maximum density of development of such uses
are presented in the concept development plan. In no event shall the
maximum aggregate density of residential development exceed four dwelling
units per acre. All units shall be ownership. A minimum of 10% of
the total units shall be affordable. No more than 3% of the total
units can be non-age-restricted live/work condominium units.
(b)
The land uses permitted by right and maximum
permitted densities are as follows:
[1]
Residential. The maximum aggregate density of
residential development shall be comprised of a flexible combination
of the following unit types:
[a]
Single-family market rate detached
dwellings. The minimum permitted development of single-family detached
dwellings: 15% of total dwelling units.
[b]
Multifamily market rate condominium
dwellings. The minimum permitted development of multifamily condominium
dwellings: 15% of total dwelling units.
[c]
Multifamily affordable condominium
dwellings. The minimum permitted development of affordable condominium
dwellings: 10% of total dwelling units.
[d]
Town home market rate dwellings.
The minimum permitted development of multifamily town home dwellings:
15% of total dwelling units.
[e]
Live/work market rate condominium
units. The maximum permitted development of live/work dwellings: 3%
of total dwelling units.
[2]
Commercial/office, including:
[a]
Inn, spa and restaurant. The maximum
permitted development for all three is 120,000 square feet, with a
maximum development of 20,000 square feet if no inn is developed.
[b]
Commercial/office. The maximum
permitted development, in addition to the inn, spa and restaurant,
shall be 30,000 square feet.
[3]
Town recreational, including:
[a]
Community center for use by Town
of Haverstraw residents, which could include an indoor pool, shower
and locker facilities, indoor basketball court, ice-skating rink,
racquetball court, fitness center, living room, computer room, kitchen
and snack bar.
[b]
Active and passive recreation areas
with trails for hiking and biking for use by Town of Haverstraw residents.
(2)
Permitted accessory uses. Permitted accessory uses
shall be as indicated on the concept development plan and may include:
(a)
Private recreation, limited to use by PDD residents
and their guests, including:
[1]
Meetinghouse/clubhouse, which could include
a meeting room, catering facility, fitness center, computer room,
craft room, card room, men's and women's lounges, indoor pool and
spa and similar facilities.
[2]
Village green and Village commons.
[4]
Tennis courts.
[5]
Putting green, bocce courts and similar recreation
uses.
(3)
Permitted accessory signs. Permitted accessory signs
for commercial land uses (inn, spa, restaurant, retail, professional/medical
office); public and quasi-public recreation; and private recreation
shall be consistent with design guidelines set forth in the concept
development plan.
(4)
Development coverage. The maximum overall site development
coverage shall not exceed 50% of the total gross site area.
(5)
Landscaping and buffer areas. Landscaping or natural
buffers of 20 feet minimum shall be required along all external property
lines not conterminous with public or private streets' rights-of-way,
except where adjacent to public recreation areas or institutional
uses.
(6)
PDD open space. There will be a minimum of 40% of
PDD open space within the PDD, including Town and private recreational
open space.
(7)
Affordable units. A minimum of 10% of the total unit
count within the PDD shall be affordable condominium units.
E.
Individual lot controls. In addition to the overall
site controls set forth above, all uses in the PDD shall be subject
to the following regulations:
(1)
Building height.
(a)
All buildings within the PDD shall have a maximum
building height as presented below. Cupolas, finials, or similar architectural
features shall not extend above the ridgeline or peak of the roof
by more than five feet. Chimneys shall not be included in the measurement
of building height.
(b)
The maximum heights below are measured from
the elevation of the finished first floor:
(c)
Efforts shall be made to integrate/mix uses
in buildings where appropriate and necessary to accomplish Town development
objectives and to site building types on appropriate topography so
as to reduce visual impact.
(2)
Required yards. Minimum front, rear and side yards
for all uses shall be as defined below. [Porches can encroach into
front yards, and the Planning Board may, in appropriate circumstances,
grant a waiver to permit porches to encroach up to three feet into
side yards, which waiver(s) may not be granted for more than 5% of
the dwellings.]
(3)
Maximum attached town home dwellings in a row. The
maximum number of attached Town home dwellings shall be four.
(4)
Maximum length of buildings. Maximum building length
shall be determined measuring along the longest continuous single
plane of the building at street level. Porches, bay windows and other
minor architectural features shall be excluded from measurement of
building length. Maximum building lengths shall be:
(5)
Minimum separation between multifamily buildings:
10 feet.
G.
Parking requirements.
(2)
On-street and off-street parking for commercial office
uses. On-street parking adjacent to "Main Street" commercial uses
can be used to meet the commercial/retail/office parking requirement
of such uses permitted in the PDD. Commercial/retail/office parking
requirements of a single "Main Street" use can be met wholly or in
part through provision of on- and/or off-street parking in front of
or on the site of any other "Main Street" commercial use, provided
that the overall commercial/retail/parking requirement is met. The
"Main Street" area shall be designated on the concept development
plan.
(a)
Commercial/retail: 4 spaces per 1,000 square
feet of gross floor area (GFA).
(b)
Professional office: 3 spaces per 1,000 square
feet of GFA.
(c)
Medical office: 4 spaces per 1,000 square feet
of GFA.
(d)
Inn: 1.5 spaces per room.
(e)
Spa: 4 spaces per 1,000 square feet of GFA.
(f)
Restaurant: 1 space per 3 seats.
H.
Street widths. Street classifications shall be as
indicated in the concept development plan and as detailed below.
|
Collector Boulevard
|
Collector Main Street
|
Local Neighborhood Street1
|
Local Neighborhood Street2
|
Private Lane2
|
Alley2
| |
|---|---|---|---|---|---|---|
|
Minimum right-of-way width (feet)
|
70
|
60
|
50
|
50
|
42
|
20
|
|
Minimum width of traveled way (feet)
|
20
|
36
|
28
|
28
|
18
|
16
|
|
Maximum grade
|
8%
|
8%
|
10%
|
10%
|
10%
|
8%
|
|
Minimum grade
|
1%
|
1%
|
1%
|
1%
|
1%
|
1%
|
|
Minimum radius of curve at center
line (feet)
|
150
|
150
|
100
|
100
|
50
|
40
|
|
Minimum length of tangents between
reverse curves (feet)
|
25
|
25
|
10
|
10
|
0
|
0
|
|
Minimum turnaround radius (feet) Right-of
-way Pavement
|
55 35
|
55 35
|
55 35
|
55 35
|
TBD3
|
TBD3
|
|
Minimum sidewalk width (feet)4
|
5
|
5
|
5
|
5
|
Not required; if provided, size and
location shall vary
|
No sidewalk
|
|
Parking permitted
|
Yes; one side
|
Yes; two sides
|
Yes; two sides
|
Yes; one side
|
Yes; one side
|
No
|
|
Minimum curb radius at intersections
(feet)565,T5
|
25
|
25
|
25
|
25
|
15
|
15
|
|
NOTES:
| |
|---|---|
|
1The Planning
Board may permit two-side parking for short sections of roadway.
| |
|
2Private
lanes and alleys are considered private roads to be owned and maintained
by a homeowners' association.
| |
|
3Dimensions
are based on design vehicle turning track.
| |
|
4Four-foot
minimum separation between curb and sidewalk.
| |
|
5Adequate
sight lines must be provided at intersections.
| |
J.
Common property. The ownership, maintenance and preservation
of common property shall be permanently assured to the satisfaction
of the Planning Board by the filing of appropriate easements, covenants
and restrictions, as necessary, and by the formation and incorporation
of a homeowners' association, which shall be required to maintain
common property in accordance with all approvals.
K.
Concept development plan. The development of any portion of the PDD shall comply with the regulations set forth in this § 167-41 and shall conform in all material respects with a concept development plan approved by the Town Board of the Town of Haverstraw in conjunction with the adoption of this § 167-41 or, after designation of a parcel as being in the PDD, by Town Board resolution. The concept development plan may be amended by the Town Board of the Town of Haverstraw from time to time in accordance with § 167-41 of this Zoning Ordinance. All subsequent permits and approvals shall be consistent with the approved concept development plan, as may be modified from time to time by the Town Board. The concept development plan shall include all of the items listed below:
(1)
The disposition of various land uses and the areas
covered by each, in acres, including delineation of buildings/site
features to be preserved; buildings to be demolished.
(2)
The outline of the interior road system of all existing
and proposed rights-of-way and easements, whether public or private
and a designation as to whether each road is proposed to be a public
road or a private road.
(3)
Delineation of the various residential and nonresidential
areas, including "Main Street" specifically, indicating the number
of dwelling units and bedrooms by each dwelling type (single-family
detached, Town homes, condominiums, live/work lofts) and square footage
of nonresidential public and institutional uses. The plans shall show
the density, in dwelling units per acre, for each residential area
and the square footage for the nonresidential public and institutional
portion of the development.
(4)
The open space system and proposed recreation facilities,
and a statement as to how said system is to be preserved as such throughout
the life of the Planned Development District and how it is to be owned
and maintained.
(5)
An illustrative site plan, indicating the relationship
between the proposed road system, on-street and off-street parking,
buildings and open spaces.
(6)
The proposed water, storm and sanitary sewer systems
and how they are proposed to be connected to the system of adjoining
areas.
(7)
Preservation of any historic or architecturally significant
structures.
(8)
Environmental characteristics of the Planned Development
District, including topography, areas of slope in excess of 25%, soils,
rock outcrops, streams, wetlands, lakes, ponds and floodplains and
all proposed alterations of said environmental characteristics.
(9)
Estimates of peak-hour traffic generation derived
from the proposed development and its relation to surrounding development,
surrounding roads and intersections, including possible methods developed
to mitigate traffic problems, if required.
(10)
If the development is to be staged, a clear
indication of how the staging is to proceed.
(11)
Evidence of how the proposal would meet the
overall planning objectives of the Town and the specific objectives
of the PDD regulations, including provisions that foster the development
of Village-style, pedestrian-oriented communities.
L.
Site plan and subdivision approval; application. The site plan and subdivision approval process and requirements shall conform with existing Town of Haverstraw site plan and subdivision approval processes and requirements, except where specified in this Subsection L.
(1)
Site plan and subdivision approval. Before a building permit may be issued for any use in the Planned Development District, a site plan shall be approved therefor in accordance with the provisions of Chapter A173 of the Code of the Town of Haverstraw, as modified by the provisions of this § 167-41. All lots, parcels or development sites within the PDD shall be developed and used only in accordance with the approved concept development plan and with an approved site plan(s). A subdivision plat shall be approved in accordance with the provisions of this § 167-41. Notwithstanding anything to the contrary in this Zoning Ordinance, authority to approve site plans for uses and subdivisions of land in the PDD is vested in the Planning Board of the Town of Haverstraw.
(2)
Applications for site plan and subdivision approval.
(a)
Site plan approval may be granted for properties in the PDD for which the applicant is the owner, contract vendee or the duly designated and qualified and eligible sponsor under General Municipal Law Article 15. Any applicant for site plan approval shall submit a site plan(s) that materially conforms with the approved concept development plan. Site plans shall comply, as to content and completeness, with the specifications of Chapter A173 of the Code of the Town of Haverstraw.
(b)
An applicant for subdivision approval shall
submit a subdivision plat that complies, as to content and completeness,
with the Subdivision Regulations of the Town of Haverstraw.
