The creation of flag lots is a method of
subdividing a deep parcel of property, with limited
street frontage, into multiple lots by making the
lots flag-shaped. A rectangular property (the flag)
is connected to the street by a driveway on a
narrow strip of land (the flagstaff).
The Civic’s Executive Board does not support the division of par-cels to create flag-shaped lots in tradi-tional neighborhood areas, such as Lake Ronkonkoma. The Board’s experience has been that flag lots unnecessarily increase density and unreasona-bly impact the existing surrounding homes.
The Civic’s Executive Board does not support the division of par-cels to create flag-shaped lots in tradi-tional neighborhood areas, such as Lake Ronkonkoma. The Board’s experience has been that flag lots unnecessarily increase density and unreasona-bly impact the existing surrounding homes.
Existing residents should be able to expect that
adjacent homes have the same orienta-tion and
frontage, thereby maintaining the same degree of
rear yard privacy. Flag lots allow homes to be
built adjacent to neighboring backyards and
diminish that privacy.
In addition, since homes on flag lots are usually far from the street, when you look down the street you don’t see a sequence of houses, like the rest of the area, only a row of uninviting drive-ways and mailboxes.
The Board also has other concerns:
==> Flag lots do not lend themselves to future redevelopment of the area or its surround-ings, including the installation future sewer systems or other utilities and services.
==> Because the houses on rear flag lots face the backs of houses closer to the street, have excessively long driveways, and the exten-sion of water and utility lines are more costly, flag lots are inordinately more expen-sive than typical homes, are less desirable, and therefore may negatively affect the property values of the adjacent existing homes.
==> Houses on flag lots are often difficult for emergency vehicles to find and are located a disproportionate dis-tance from fire hydrants, needlessly increasing the risk of fire to surrounding homes.
==> When individual driveways are created for each flag lot, it re-sults in more vehicle access points and pro-duces unsafe crowding of driveways along the street.
Although flag lots may be appropriate for other types of neighborhoods, they create a set of circumstances that are not suitable for traditional neighborhoods like this one, and allowing this type of development produces a harmful precedent. Therefore, the Board will continue to make its opposition to flag lots known to the Town’s Planning Board and elected officials.
In addition, since homes on flag lots are usually far from the street, when you look down the street you don’t see a sequence of houses, like the rest of the area, only a row of uninviting drive-ways and mailboxes.
The Board also has other concerns:
==> Flag lots do not lend themselves to future redevelopment of the area or its surround-ings, including the installation future sewer systems or other utilities and services.
==> Because the houses on rear flag lots face the backs of houses closer to the street, have excessively long driveways, and the exten-sion of water and utility lines are more costly, flag lots are inordinately more expen-sive than typical homes, are less desirable, and therefore may negatively affect the property values of the adjacent existing homes.
==> Houses on flag lots are often difficult for emergency vehicles to find and are located a disproportionate dis-tance from fire hydrants, needlessly increasing the risk of fire to surrounding homes.
==> When individual driveways are created for each flag lot, it re-sults in more vehicle access points and pro-duces unsafe crowding of driveways along the street.
Although flag lots may be appropriate for other types of neighborhoods, they create a set of circumstances that are not suitable for traditional neighborhoods like this one, and allowing this type of development produces a harmful precedent. Therefore, the Board will continue to make its opposition to flag lots known to the Town’s Planning Board and elected officials.