Any development that is otherwise authorized under the codes, ordinances, and regulations of the village may occur in the steep slope zone, but only upon the Director's review and approval of an application therefor pursuant to this article; provided, however, that within the steep slope zone, only the following structures may be constructed:
(a) Retaining walls and other structures that are necessary for slope stabilization may be constructed in the steep slope zone in the manner approved by the Director and in accordance with the following additional standards:
(1) Retaining walls shall not be used to increase table land.
(2) Retaining walls shall not be used to create a shelf or other table area within the steep slope zone.
(3) Backfilling of a retaining wall is allowed only as necessary for slope stabilization.
(b) Structures on the exact foundation of a previously existing structure may be rebuilt, provided that the rebuilt or remodeled structure (i) does not extend beyond the previous foundation within the steep slope zone, and (ii) is undertaken pursuant to sealed plans of an architect or structural engineer certifying that the existing foundation (with appropriate engineering modifications, if any) will support the rebuilt or remodeled structure without material adverse impact on the steep slope zone.
(c) Cantilevering of structures over the steep slope zone. Cantilevering accessory building elements (such as second floor balconies) not exceeding four feet horizontal over a steep slope zone is permitted unless otherwise limited by code. In addition, such cantilevering cannot block natural sunlight or alter natural stormwater drainage in such a way to jeopardize slope stability.
(d) Mechanical or electrical lifts, bridges, decks, walkways, steps, and/or fences which do not obstruct the flow of light and water, and utility service lines, provided that:
(1) Such structures conform to the provisions of this article; and
(2) Stairs constructed in the steep slope zone shall be no greater than five feet in width. Stair landings constructed in the steep slope zone shall be no larger than 50 square feet. Stair landings for the purpose of this article are defined as an intermediate platform on a flight of stairs, greater than 10 square feet, constructed for the purpose of allowing a change in stair direction down the steep slope zone and/or to break up ten or more stair steps.
(e) Decks can be no larger than 50 square feet unless applicant provides exceptional engineering, including stormwater management and vegetation, so that such deck will not jeopardize slope stability.
(f) Fences, provided that all fences must comply with all applicable village codes, ordinances, and regulations, including without limitation Chapter 9, Article 11 of the Village Code.
(g) Boat houses, provided that the Director has determined that the boat house structure as proposed will not adversely impact the stability of the property or adjacent property.
(Ord. No. 2013-13-3343)