No building shall be used, built or placed on
any lot unless such lot has the required minimum frontage for the
underlying zoning district on a Town road or an approved subdivision
street. Said frontage requirements shall not, however, apply to the
following:
A.
Any existing lot having at least 25 feet frontage
on such a street if such lot was not, on February 25, 1970, or at
any time thereafter, contiguous to, or a part of, any tract or parcel
of land under the same ownership which had, including such lot, at
least 50 feet frontage on such street; or
B.
Any lot served by an access strip, and having no frontage,
or only such frontage as is afforded by the entrance of said access
strip into such lot, provided that:
(1)
Interior lots may be approved by the Commission, after
site plan review, only if it finds that the land characteristics and
physical conditions both on-site and in close proximity to the proposed
lot(s) would not make the creation of such lot(s) impractical, unreasonable,
or undesirable.
(2)
The minimum rectangle of an interior lot shall not
lie more than one lot removed from a Town road as shown on the most
current map entitled "Town Roads Haddam" prepared by the Connecticut
Department of Transportation and designated as TR-60, or approved
subdivision street, as measured along the access strip.
(3)
Access strips shall conform to the following:
(a)
The access strip shall provide unobstructed
vehicular access for such lot to and from a Town road or street in
an approved subdivision.
(b)
No portion of such access strip shall serve
more than one lot, except when it crosses an inland wetlands; up to
a maximum of three lots.
(c)
Such access strip shall be not less than 25
feet in width for residential uses and not less than 50 feet in width
for commercial or industrial uses.
(d)
No portion of such access strip shall laterally
adjoin more than one other access strip or driveway, with a minimum
distance of 450 feet between nonadjoining access strips.
(e)
The length of the access strip, as measured
along its center line, from the edge of the street right-of-way to
the closest point of the minimum rectangle, shall not exceed 500 feet,
except in the case of lots in excess of five acres. In such cases,
the length of the access strip may be increased to a maximum of 1,000
feet.
(f)
Such access strip shall either form a part of
such lot or be over a permanent and recorded vehicular and utility
access easement in favor of such a lot, existing at the time of the
adoption of this regulation, with rights to construct, install, and
the obligation to maintain the necessary facilities.
(4)
The minimum area of such lot shall not be less than
one acre more than that required for the zone in which such lot is
located. In any case where a lot is located so as to include two different
zones, the requirements of the zone with the greater area demands
shall be met.
(5)
The deeded right-of-way of an interior lot shall not
be included in the lot area computation of any lot.
(6)
Not more than one interior lot shall be allowed in
a subdivision containing up to five lots. No more than two interior
lots shall be allowed in a subdivision containing up to 11 lots, and
one interior lot for each additional 11 lots, or fraction thereof.
A.
The minimum lot area shall consist of one contiguous
acre of land in which a proposed dwelling can be located (1/2 acre
in the C-1 Zone). This minimum lot area shall be unencumbered by easements
for vehicular access, or conservation purposes, private rights-of-way
for vehicles, utility and drainage easements shall not exceed 15%
of the area (a right-of-way or access with no defined dimensions shall
be assumed to be 25 feet in width), wetlands, watercourse or flood
hazard area.
B.
Said minimum
lot area shall be capable of accommodating a rectangle, between the
front, side and rear yard setback lines, and a fifty-foot setback
from wetlands and watercourses with each of the four sides not less
than 150 feet (100 feet in the C-1 Zone).
(1)
The
minimum rectangle shall not include:
(a)
Land subject to easements for drainage facilities,
utilities (except for utility service to one or two dwellings) and
vehicular access;
(b)
Land classified as wetlands, swamp, watercourse
or flood hazard area; or
(c)
Land with a slope in excess of 25% as measured
over one-hundred-foot intervals perpendicular to the contour lines.
(2)
Proposed dwellings shall be located within the minimum
rectangle.
(3)
The rectangle on a corner lot shall be placed behind
both the front yard setback lines.
C.
All driveways shall have a maximum grade of 15% and
be constructed of a minimum of eight inches of gravel. Driveways that
exceed 10% shall be surfaced with a minimum of two inches of bituminous
concrete.
Any plot of land which legally existed prior
to March 17, 1956, the effective date of the initial enactment of
the subdivision regulations by the Town of Haddam, shall be entitled
to a lot division, into no more than two lots in the aggregate, which
lots shall meet the requirements of the Town of Haddam current zoning
regulations if the owner of said lot can demonstrate to the satisfaction
of the Commission or its agent the following:
A.
The lot, which is the subject of the application,
preexisted the enactment of subdivision regulations by the Town of
Haddam.
(1)
Proof of preexistence shall be by way of a certificate
of title certified to the Haddam Planning and Zoning Commission or
its agent issued by an attorney licensed to practice law in the State
of Connecticut and an opinion letter from said attorney that in his
opinion the lot predated the enactment of subdivision regulations
in the Town of Haddam, has since that date not been subsequently divided
to create another lot and that this shall constitute a first division
of the land; or
(2)
Proof of preexistence shall be by way of a chain of
title certified to the Haddam Planning and Zoning Commission or its
agent issued by a land surveyor licensed to practice land surveying
in the State of Connecticut and an opinion letter from said surveyor
that in his opinion the lot predated the enactment of subdivision
regulations in the Town of Haddam, has since that date not been subsequently
divided to create another lot and that this shall constitute a first
division of the land. Such opinion letter shall be signed and contain
the embossed seal of the land surveyor. The land surveyor shall supply
certified copies of deeds relating the parcel from the Office of the
Haddam Town Clerk.
B.
An A-2 survey shall be provided demonstrating compliance
with the Haddam zoning regulations.
In the case of applications for zoning permits
on parcels which do not meet the requirements of the current zoning
regulations and which are claimed to have existed prior to October
10, 1958, the effective date of the initial enactment of zoning regulations
by the Town of Haddam, the applicant shall provide the Zoning Enforcement
Office with evidence in accordance with Subsection A above.
