To permit the subdivision of land which is:
The intent of this article shall be:
A.
To allow only one flag lot per subdivision;
B.
To prevent the continuous subdivision of the original
parcel of land into flag lots, thereby avoiding sound planning principles
and the development of properly engineered transportation routes for
access and emergency response; and
C.
To prevent the creation of long narrow lots with the
intent of further subdivision into flag lots.
A.
Flag lots shall be a subdivision option in the R-40,
RR3, RR5, and A Districts. The development of one flag lot behind
another flag lot is prohibited. No more than one flag lot may be assigned
to a flagpole.
B.
Before any subdivision option for a flag lot development
is to be granted, the Planning Board shall determine that:
(1)
Flag lot development will not significantly reduce
property values in the neighborhood. In determining whether property
values will be significantly reduced, the Planning Board will consider
the size of the nearby lots in comparison with the proposed flag lot.
(2)
The terrain or topography of the area or the shape
of the lot in which the flag lot is proposed is such that subdivision
of said lot in accordance with this chapter is not feasible.
Definitions. As used in this chapter, the following
terms shall have the meanings indicated:
A lot or parcel created by subdivision which:
A subdivision of land for the creation of not more than one
flag lot. The subdivision may be deemed to be either a major or minor
subdivision as determined by ordinance.
A narrow strip or projection of land extending from the public
right-of-way to the buildable portion of a flag lot.
That remnant portion of the original lot that was subject
to a flag lot subdivision, which fronts on a public street.
A.
Flag lot.
(1)
The minimum area of the flag lot to be created shall
be 1.5 times greater than that required in the zone. The area of the
flagpole shall not be included in calculating the area of the flag
lot.
(2)
The minimum building setbacks shall be equal to the
minimum front yard setback of the zone and shall be observed from
all property lines.
(3)
A flag lot subdivision shall not be approved which
would create a flagpole that would be generally parallel to a public
or private road unless the flagpole is separated from either road
by not less than 1.5 times the minimum lot frontage of the zone.
B.
Fronting lots. The original lot shall conform in all
respects to the frontage standards of the zone. After subtracting
the frontage for the flagpole, the fronting lot shall be no less than
the minimum frontage minus 30 feet.
C.
Flagpole.
(1)
The minimum width shall be 30 feet. The maximum length
of the flagpole from the public street to the buildable portion of
the flag lot shall not exceed two times the minimum lot frontage of
the zone.
(2)
The flagpole shall not cross a live stream, stream
bed, ravine, wetlands or similar topographic features without provision
of an adequate structure approved by the Township Engineer or appropriate
outside agencies.
(3)
The flagpole shall lie along a property line which
is significantly perpendicular to the public street. In no instance
will one flagpole be adjacent to another flagpole.
(4)
Parking of vehicles shall be prohibited in any portion
of the flagpole.
(5)
The flagpole may be used to serve as an access drive
for the fronting lot resulting from the flag lot development. In such
instance, an access easement/maintenance agreement is required.
D.
Access driveway.
(1)
The access drive shall be contained within the flagpole.
(2)
The access drive shall have a minimum width of 12
feet.
(3)
The access drive shall be paved from the front yard
setback of the zone to the edge of the pavement in the public right-of-way.
(4)
As a minimum, the remainder of the access drive shall
be surfaced with three-fourths-inch quarry processed stone to a minimum
depth of six inches compacted over a firm subbase.
(5)
Prior to the issuance of a building permit, a tracking
pad of stone 1 1/2 inches in diameter shall be emplaced from
the public street for a distance of 50 feet.
(6)
Prior to the issuance of a certificate of occupancy,
the access drive shall be constructed to the point necessary to provide
access to the affected lot.
(7)
A visual buffer beginning at the front yard setback
line from the public right-of-way extending to the buildable portion
of the flag lot shall be planted on the side of the access drive nearest
the property line of the adjacent lot which was not the subject of
the flag lot development. The planting shall consist of evergreen
material capable of sustaining a visual barrier. Plants shall be a
minimum of four to five feet in height at the time of installation,
planted three feet on center.
