The lot arrangement shall be such that there will be no foreseeable difficulties, by reason of topography or other conditions, in securing building permits to build on all lots in compliance with the Zoning Law and Rockland County Health Department regulations and in providing driveway access to buildings on such lots from an approved street perpendicular to the street line. Lots shall be so arranged that they shall preserve natural features.
Where a watercourse separates the buildable area of a lot from the street by which it has access, provisions shall be made for the installation of a culvert or other structure, of a design approved by the Town Engineer.
Lot dimensions shall not be less than the minimum standards of the Zoning Law. Where lots are more than double the minimum required area for the zoning district, the Planning Board may require that such lots be arranged so as to allow further subdivision and the opening of future streets where they would be necessary to serve such potential lots, all in compliance with the Zoning Law and this chapter.
The subdivider should avoid dimensions of less than 50 feet. Where, for design reasons, it is impractical to retain a minimum fifty-foot dimension, the area with less than said dimension shall not be more than 25% of the minimum lot area required by the Zoning Law. Areas with dimension of less than 25 feet shall not be computed as part of minimum required for lot area.
In general, side lot lines shall be at right angles to straight street lines or radial to curving street lines.
Lots shall not, in general, derive access exclusively from a state or county road. Where possible, access should always be from the street with the least potential traffic. Where driveway access from a state or county road may be necessary for several adjoining lots, the Planning Board may require that such lots be served by a combined access drive constructed in accordance with the Town Construction Standards in order to limit possible traffic hazards on such street. Driveways shall be designed and arranged so as to avoid requiring vehicles to back into traffic on state or county roads.
Dimensions of corner lots shall be large enough to allow for the erection of buildings, observing the minimum front yard setback from both streets. No hedge, fence or wall over two feet in height and no accessory off-street parking space shall be located within the triangular area prescribed by lines connecting the corner of the plot and a point on each of the intersecting lot lines forming said corner located 25 feet from the corner. Shade trees may be permitted, provided that foliage, branches, etc., do not obstruct motorist visibility on any street.
The Planning Board shall require a sight easement to be kept clear of any dangerous visual obstruction and encompassing the above curvature of radius and any additional areas which would, in the opinion of the Superintendent of Highways, be required in order to preserve proper site distance at an intersection.
If a tract being subdivided contains a water body or portion thereof, lot lines shall be so drawn as to distribute the entire ownership of the water body among the fees of the adjacent lots. The Planning Board may approve an alternative plan whereby the ownership and responsibility for safe maintenance of the water body is placed so that it will not become a town responsibility. No more than 25% of the minimum area of a lot required under the Zoning Law may be satisfied by land which is underwater.
If a tract being subdivided contains a power line or gas transmission line easement or portion thereof, the lot lines shall be drawn so as to have the center line of the easement fall along the lot line. No more than 25% of the minimum area of a lot required under the Zoning Law may be satisfied by land included within the easement.
Where, pursuant to resolution of the Town Board, the Planning Board is empowered to modify applicable provisions of the Zoning Law of the Town of Haverstraw in accordance with the provisions of § 281 of the New York State Town Law for the purpose of enabling and encouraging flexibility of design and development of land in such a manner as to promote the most appropriate use of land, to facilitate the adequate and economic use of streets and utilities and to preserve the natural and scenic qualities of open lands, the following shall be the procedure and standards:
General procedure. A subdivider may request the application of § 281 of New York State Town Law simultaneously with or subsequent to the presentation of the sketch plat as per procedure described in § A176-17. Any submission subsequent to preliminary approval of a plat shall require a reapplication for sketch plat review.
Documentation. A subdivider shall present, along with a proposal in accordance with the provisions of § 281 of New York State Town Law, a standard sketch plat which is consistent with all the criteria established by this chapter, including but not limited to streets being consistent with the Construction Standards and lots being consistent with the requirements of the Zoning Law, good planning practices and this Article of this chapter.
Town Board review. Upon the recommendation of the Planning Board, the sketch plat shall be submitted to the Town Board for its approval of the utilization of the procedures in § 281. If the application of this procedure results in a plat showing land available for park, recreation, open space or other municipal purposes directly related to the plat, then conditions as to the ownership, use and maintenance of such lands as are necessary to ensure the preservation of such lands for their intended purposes shall be set forth by the Planning Board, subject to the approval of the Town Board.
Town Board approval. Upon determination by the Town Board that such sketch plat is suitable for the procedures under § 281 and subsequent to the resolution authorizing the Planning Board to proceed, a preliminary plat meeting all of the requirements of the resolution shall be presented to the Planning Board, and thereafter the Planning Board shall proceed with the required public hearings and all other requirements of these regulations.
Filing with County Clerk and Town Clerk. Upon filing a final subdivision plat in the office of the County Clerk in which § 281 has been applied, the subdivider shall file a copy with the Town Clerk, who shall make appropriate notations and references thereto in the Zoning Map. The Town Clerk shall notify the Building Inspector when such a plat has been filed.
Editor's Note: The Zoning Map is on file in the office of the Town Clerk.