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 code official’s review and approval of an application therefor pursuant to this chapter; provided, however, that only the following structures may be constructed:
(A) In Steep Slope Zones that are bluffs or ravines.
(1) Retaining walls and other structures that are necessary or beneficial for safe continued use of property and slope stabilization may be constructed in the Steep Slope Zone in the manner approved by the code official and in accordance with the following additional standards:
(a) Retaining walls shall not be used to increase table land.
(b) Retaining walls shall not be used to create a shelf or other table area within the Steep Slope Zone.
(c) Backfilling of a retaining wall is allowed only as necessary for slope stabilization.
(2) 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, (ii) does not extend above the previous height of the structure within the Steep Slope Zone, and (iii) 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.
(3) Cantilevering of structures over the steep slope line shall not be permitted.
(B) In Steep Slope Zones that are bluffs.
(1) Mechanical or electrical lifts, bridges, decks, walkways, steps, and/or fences which do not obstruct unnecessarily the flow of light and water, and utility service lines, provided that:
(a) Such structures conform to the provisions of this chapter; and
(b) 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 chapter are defined as an intermediate platform on a flight of stairs, greater than ten 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.
(2) Decks can be no larger than 100 square feet unless applicant provides exceptional engineering, including stormwater management and vegetation, so that such deck will not jeopardize slope stability.
(3) Fences, provided that all fences must comply with all applicable village codes, ordinances, and regulations, including without limitation Chapter 153 of this code.
(4) One accessory building no larger than 150 square feet in area and no more than 11 feet in height; provided, further, that the code official has determined that (a) the accessory building as proposed will not adversely impact the stability of the property or adjacent property and (b) the top of roof is not visible from adjacent tableland.
(Ord. 1163, passed 12-14-2015)