[Added 9-12-2000 by L.L. No. 26-2000]
A. Purpose and intent. The purpose and intent of the Greens at Half Hollow Planned Unit Development District (R-PUD), to be located on approximately three hundred eighty-two (382) acres formerly owned by the State of New York in the Town of Huntington, is primarily to address the housing and recreational needs of senior citizens, and to facilitate the design and development of a planned community consisting of a variety of housing types, accessory uses and open space. These R-PUD 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 described in the Greens at Half Hollow Master Plan, and the Greens at Half Hollow Master Plan Map (collectively the "Greens at Half Hollow Master Plan"), both adopted by the Town Board simultaneously with this section.
B. Definitions.
(1) Unless provided to the contrary in this article, the definition of words used in this article shall be the same as provided in § 198-2 of this chapter (Zoning).
(2) Unless provided otherwise in this zoning classification, all aspects of street and drainage development shall be in conformance with the Planning Board's Subdivision Regulations and Site Improvement Specifications.
C. Maximum yield, building coverage and open space requirements in the R-PUD.
(1) Building coverage in the R-PUD shall not exceed twenty-five percent (25%) of the total area included within the district. Structures which shall be included in building coverage are dwellings, community buildings, clubhouses and other accessory structures, but shall not include structures permitted in community open space described in Subsection C(3) below.
(2) The total number of dwelling units shall not exceed one thousand three hundred seventy-five (1,375.)
(3) The R-PUD shall contain active recreational areas, passive recreational areas and open space as follows:
(a) Golf course: eighty (80) acres.
(b) Community open space: thirty (30) acres.
(4) The Community open space shall be designated in the Greens at Half Hollow Master Plan. Open space shall not include (i) parking areas, (ii) streets, (iii) community buildings and clubhouses, (iv) back yards and front yards of detached single-family residences described in Subsection E of this chapter, (v) golf courses, (vi) accessory structures such as sheds, swimming pools and tennis courts, and (vii) property used for sewage treatment facilities. Notwithstanding the foregoing, Community Open Space may include gazebos, walking paths, bollards, kiosks and similar aesthetic enhancements to the enjoyment and use of the community open space.
(5) A homeowners' association created pursuant to the laws of the State of New York shall own and maintain all common areas within the R-PUD, including roads, drainage structures and community open space, pursuant to such reasonable conditions as the Town Board may require. Common area will be given a zero (0) assessment by the Town Assessor, and the usual assessment for said area will be distributed among the dwellings. Further, the common areas shall not be used as collateral for any loan/mortgage and this stipulation shall be articulated in the prospectus prepared for the project.
(6) In addition to community open space, the Greens at Half Hollow Master Plan provides for the reservation of thirty (30) acres for dedication to the Town of Huntington for use as active parkland. Said dedication shall suffice as the recreational set aside pursuant to Town Law § 274-a(6).
D. Designation of subdistricts. In order to adopt dimensional standards applicable to the varied land uses within the R-PUD, the following subdistricts are hereby established and are spatially defined and located on the Greens at Half Hollow Master Plan:
SFD Detached Single-Family Dwelling
SRC Senior Residential Community
ALC Assisted-Living Community
E. Detached Single-Family Dwelling Community - SFD. The SFD Subdistrict shall be developed in accordance with the following:
(1) Use regulations. In the SFD Subdistrict, a building or premises shall be used only for the following purposes:
(a) Detached single-family dwellings, together with uses and activities normally accessory thereto as specified and limited in § 198-13B(1), (2), (4), (7) and (8), and § 198-59H(1), (2) and (3) of this chapter. Such single-family dwellings shall not be limited to persons fifty-five (55) years or older.
(b) Community building for use by residents of the SFD, not to exceed five thousand (5,000) square feet.
(a) Building area, including accessory structures (including but not limited to swimming pools, tennis courts, garages, sheds, etc.), shall not exceed twenty-five percent (25%) of the total area in the SFD Subdistrict.
(b) Height of buildings shall not exceed thirty-five (35) feet.
(c) Swimming pools and tennis courts (together with pool houses, cabanas, patios and fencing accessory thereto), sheds and other residential accessory uses shall be permitted, provided that the twenty-five percent (25%) standard in Subsection E(2)(a) above is maintained. All such accessory uses must be built and maintained in compliance with Chapters 87 and 198 of this Code.
(3) Maximum number of dwellings in the SFD. The maximum number of dwellings in the SFD Subdistrict shall not exceed seventy-five (75). Accessory apartments, guest cottages and gardeners' cottages are specifically not permitted.
(4) Lot area and setbacks in the SFD. The following dimensional standards shall apply to the detached single-family dwellings within the SRC Subdistrict:
(a) Minimum front yard setback: thirty (30) feet.
(b) Minimum rear yard setback: thirty (30) feet.
(c) Minimum for each side yard setback: twenty (20) feet.
(d) Minimum lot size: twenty thousand (20,000) square feet.
(e) Minimum lot width: one hundred (100) feet (at the minimum setback line).
F. Senior Residential Community - SRC. The SRC Subdistrict shall be developed as a planned residential community for persons over fifty-five (55) years of age in accordance with the following:
(1) Use regulations. In the SRC Subdistrict, a building or premises shall be used for the following purposes only:
(a) Dwellings specifically designed for use and occupancy by persons fifty-five (55) years of age and older, including attached and detached residences in the form of townhouses, duplexes, zero-lot-line residences and other multiple dwellings in a single building. Ownership of the dwellings may be in the form of condominiums or cooperatives or they may be rentals at the discretion of the homeowners' association.
(b) Community building not to exceed twenty-five thousand (25,000) square feet, which may contain community indoor pools, lockers, showers, support services and passive recreational facilities for the use of residents and their guests, including but not limited to meeting rooms, library, computer rooms, other passive activity facilities, a beauty salon and a gift shop. The community building and its associated outdoor recreational facilities, including swimming pools and tennis courts, shall be for the exclusive use of residents of the entire R-PUD and their guests.
(c) Golf courses, including driving ranges, maintenance buildings, clubhouse and other accessory facilities necessary to operate and maintain a golf course. The golf course shall be private. Membership shall be limited to residents of the entire R-PUD. Notwithstanding the foregoing, memberships may be made available to the residents of the surrounding community the Town of Huntington. However, if such community memberships are offered, the membership for the golf course shall not exceed five hundred (500) members.
(2) Age eligibility in the SRC.
(a) All dwellings in the SRC Subdistrict shall be occupied only by the following:
[1] Persons who shall have attained the age of fifty-five (55) years or older (hereinafter a "senior citizen"):
[2] The spouse of said senior citizen;
[3] Children or grandchildren of said senior citizen or of the spouse of said senior citizen, provided that each child has attained the age of eighteen (18) years.
[4] Adults under fifty-five (55) years of age if it is established to the satisfaction of the Town Board that the presence of such person is essential for the physical care of a senior citizen residing in the SRC Subdistrict.
(b) Items in Subsection F(2)(a)[1] through [4] shall be recited in any prospectus offered in connection with the sale of units in the SRC Subdistrict.
(3) Maximum number of dwelling units in the SRC. The maximum number of residential dwelling units within the SRC Subdistrict shall be one thousand one hundred fifty (1,150).
(4) Lot area and building separation distances in the SRC. The following dimensional standards shall apply to the various housing types within the SRC Subdistrict:
(a) Land area per dwelling unit: two thousand (2,000) square feet.
(b) Minimum building separation distances: ten (10) feet.
G. Assisted-Living Community - ALC.
(1) Use regulations. In the ALC Subdistrict, a building or premises shall be used only for the following purposes:
(a) Assisted-living facility designed to provide living accommodations for aged or infirm persons, which facility may include dining, social, health-care or other supportive services located within the facility's structure.
(b) Multifamily housing designed to provide rental accommodations for lower-income senior citizens. Lower-income rentals shall be defined by HUD standards for median senior citizen income and percentage thereof.
(2) Height, area and bulk regulations in the ALC.
(a) The maximum number of dwelling units in the ALC Subdistrict shall not exceed one hundred fifty (150) dwelling units located on not less than five (5) acres in one (1) or more buildings, except that multifamily rental housing shall not exceed one hundred (100) dwelling units and the acreage may be increased to ten (10) acres.
(b) The building area of all principal and accessory buildings in the ALC Subdistrict shall not exceed twenty-five percent (25%) of the area within the subdistrict.
(c) Height of buildings within the ALC Subdistrict shall not exceed thirty-five (35) feet.
(d) Minimum building separation distance between the principal buildings in the ALC Subdistrict shall be twenty-five (25) feet.
H. General road, path and parking specifications in the R-PUD.
(1) The following specifications shall apply throughout the R-PUD:
