[Added 11-6-2002 by L.L. No. 17-2002[1]]
[1]
Editor's Note: This local law also repealed former Art. V, Hillside Development Areas, added 3-1-1977 by L.L. No. 5-1977, as amended.
[Amended 6-5-2007 by L.L. No. 6-2007]
It is the intention of the Village Board of Trustees to protect and safeguard scenic landscapes and the vegetative features of steeply sloped lands throughout the Village of Northport. The Board recognizes that development in hillside areas disrupts the aesthetic and scenic qualities of these sites and adversely impacts surrounding properties by disrupting the surrounding natural vegetation and wildlife habitat, increasing the risk of stormwater runoff, flooding, surface erosion, sudden slope failure and soil movement. This legislation seeks to establish specific regulations for development and density outside conventional zoning controls by which the adverse impacts to adjoining properties and steep slopes will be ameliorated to the greatest extent possible not only during development of these sites but thereafter. It also seeks to safeguard the lives and welfare of the public by providing for a safe means of ingress and egress for vehicular and pedestrian travel and by providing adequate and safe access for fire district vehicles and other emergency personnel.
[Added 6-5-2007 by L.L. No. 6-2007[1]]
A. 
No building permit shall be issued and no site plan or subdivision shall be approved by any Village department, agency or board for the development of land in a Residence District A, B, C or D, or in any district where the property is used for residential purposes, if any portion of the property is a hillside area until the provisions of this article have been applied.
B. 
This article shall apply to residential development in all zoning districts pursuant to a special use permit, use variance, area variance or other Village-issued land use approval.
C. 
This article applies to any zoning district after the effective date of this article if the district permits:
(1) 
Residential development as a principal use;
(2) 
Multifamily structures; or
(3) 
Mixed uses when it includes residential development.
D. 
This article applies to the resubdivision of any lot included in a subdivision map or site plan approved prior to the effective date of this local law.[2]
[2]
Editor's Note: "This local law" refers to L.L. No. 6-2007, which added this section.
E. 
This article shall apply to new development on vacant lots and to new buildings which replace existing buildings excluding accessory structures on lots containing hillside areas where a building permit has not been issued.
F. 
This article applies to the issuance of a building permit for additions to an existing building, if the building footprint or lot coverage area is increased by 50% or more, and any portion of the construction is or will be located within a hillside area.
G. 
Exemptions.
(1) 
Hillside areas included in a site plan in a commercial or business district approved by the Planning Board shall not be referred back to the Planning Board for further review under the Village Code when an application for a permit is filed; except that Planning Board review is required if the plan submitted with the application deviates from the plan originally approved by the Board.
(2) 
The lot yield of subdivision maps which have received conditional final approval from the Planning Board prior to the effective date of this article shall be exempt from further review by the Planning Board except as required under any other provision of this Village Code.
(3) 
If all construction, clearing and grading activities are outside of a hillside area, the building permit application does not have to be reviewed by the Planning Board.
(4) 
Emergency situations, as determined by the Building Inspector or Village Engineer where the disturbance of steep slopes is required to protect persons, wildlife and property from imminent danger.[3]
[3]
Editor's Note: Former Subsection G(5), regarding replacement of existing retaining walls, which immediately followed this subsection, was repealed 12-18-2007 by L.L. No. 12-2007.
[1]
Editor's Note: Section 4 of this local law stated that nothing in this article shall permit any resident to alter, modify or grade any sloped lands in violation of § 173-2, Permit required to change contour lines or fill depressions, and any trees removed from steeply sloped parcels shall be subject to the permits necessary and requirements of Chapter 277, Trees.
[Amended 6-5-2007 by L.L. No. 6-2007]
For the purpose of this article, the following terms shall have the meanings indicated:
BUILDING FOOTPRINT (lot area coverage)
The amount of land covered, or proposed to be covered, on a lot by the principal building and attached accessory structures. A principal building shall be measured along the plane of its outermost boundaries, whether or not such boundaries are located on, below or above the ground on pilings, on a slab, or any combination thereof. For the purpose of this article, an attached garage or other structure attached to the principal building, including but not limited to carports, porches, pergolas, greenrooms, sunrooms, and any habitable space, shall be considered part of the footprint. The eaves of a roof that project beyond a principal building; patios; decks and arbors shall not be considered part of the footprint but shall be considered part of the lot area coverage.
CONSTRUCTION or DEVELOPMENT
Preparing land for construction or for any reason, such as clearing, grading and filling, or the building of structures, including driveways and retaining walls.
GARAGE
A structure, whether or not attached to the principal building, which is designed or used for the storage of a motor vehicle(s).
HILLSIDE AREA (steep slope)
A geographical area, whether natural or man-made, and whether on one or more lots, having an average slope of 10% or greater. For the purpose of this article, a slope of 10% shall be equivalent to a vertical rise of one foot in a horizontal distance of 10 feet.
[Added 6-5-2007 by L.L. No. 6-2007]
A. 
The average slope of a hillside area shall be calculated by measuring the vertical rise in elevation between consecutive contour lines that shall be shown at two-foot intervals on the map, and averaging the measurements taken at each twenty-five-foot horizontal interval (run), or any remaining portion of an interval as needed to reach the property boundary. The measurements shall be taken perpendicular to the lower contour lines. The total rise (vertical measurements) shall be divided by the total run (horizontal measurements) to reach the resulting average slope percentage. The average slope percentage shall be stated to two decimal points or hundredths (e.g., 18.25). Such calculation shall be subject to review and approval by the Planning Board.
B. 
If this calculation is generated by the applicant on a computer using computer-aided design software (CAD), proof shall be submitted in digital format that is readable in the software program used by the Village or an outside consultant designated by the Village.
[Added 6-5-2007 by L.L. No. 6-2007]
A. 
The number of lots for that portion of a subdivision which is not in a hillside area shall be determined by the Planning Board in accordance with current zoning requirements and subdivision regulations for the zoning district in which the property is located.
B. 
Lot yield. The number of lots permitted in a hillside area shall be determined by calculating the average slope percentage and applying the lot yield factor shown in the following table
Lot Yield for Hillside Areas
Average Slope Equal or Greater Than
Average Slope Equal or Less Than
Required Minimum Lot Area
(square feet)
Required Lot Width
(feet per lot)
Gross Lot Yield Factor
(per acre)
10%
14.99%
8,500
85
3.27
15%
19.99%
14,520
100
2.18
20%
24.99%
21,780
125
1.85
25%+
1 acre
175
0.85
C. 
The number of lots to be permitted in the subdivision shall be the total yield from the hillside area and the flat area, if a flat area is determined to exist. If there is no flat area, then the total number of lots shall be those yielded from the hillside area.
(1) 
The yield calculation for the hillside area shall be rounded from the hundredths position to the nearest whole number as follows: for the fractional portion of the yield calculation that is 0.40 or less, the yield shall be rounded down to the nearest whole number; for 0.75 or more, the yield shall be rounded up to the nearest whole number; for fractions over 0.40 and under 0.75, the Planning Board shall have discretion to determine whether to yield up or down based upon a balancing of the following standards:
(a) 
The degree and severity of erosion, drainage and related water runoff impacts;
(b) 
The degree of disturbance of the sloped areas;
(c) 
The size, number and length of retaining walls;
(d) 
Whether the slope disturbance can be effectively mitigated;
(e) 
The impact on nearby properties;
(f) 
Whether a reduction in the allowable lot coverage for a specific lot or lots as determined by the Planning Board would alleviate the impact to the hillside area; and
(g) 
Any other factors related to the environmental or physical impacts to the subject property or area properties or public streets or facilities.
(2) 
Once lot yield has been calculated and approved by the Planning Board the applicant shall submit a lot yield map demonstrating the ability to create the number of approved legal fully conforming lots.
D. 
Lot yield alternative. At the applicant's discretion, as an alternative to the lot yield method provided in Subsections B and C above, lot yield may be determined by deducting hillside areas from the yield of the property in their entirety. The portion of the lot in the flat portion(s) of the property shall meet the zoning requirements for the district in which they are located without using any area(s) within the hillside area. As a condition of approval, if this alternative is utilized no portion of the hillside area(s) shall be built upon or developed, other than to protect and preserve the natural terrain, taking into regard the need for soil stabilization, such as constructing retaining walls. Covenants and restrictions establishing a conservation area which preserves the hillside area(s) in their natural state in perpetuity shall be submitted to the Village Attorney for approval as to form and content. Upon approval by the Village Attorney, the applicant shall record the document in the office of the Suffolk County Clerk at his or her own cost and expense and provide it to the Village Attorney and the Village of Northport Building Department.
[Added 6-5-2007 by L.L. No. 6-2007]
A. 
No building permit to construct, clear or grade land for residential development on individual building lots containing hillside area(s) shall be issued until the provisions of this article have been applied.
B. 
Procedure. All building permit applications filed in the Village of Northport shall include photographs of the property from the street and photographs of the areas of the land affected by the proposed construction, clearing and/or grading. A sworn and notarized affidavit signed by the property owner shall be submitted with the application, attesting that the parcel has no hillside areas or, if it does, that no part of the proposed work, clearing and/or grading on any construction of any kind will occur in such areas. In addition to an affidavit from the property owner, the Building Inspector and/or Planning Board may, at his or her or its discretion, request a sworn and notarized affidavit by a licensed surveyor or professional engineer bearing the original seal and attesting that the parcel has no hillside areas or that the proposed construction, clearing and/or grading will not be performed in such areas. The Building Inspector and/or Planning Board may also require a topographical survey showing elevations at two-foot intervals. If a field inspection determines that a false statement or misrepresentation has been made with respect to the sloped condition of the premises or any activity relating thereto, a stop-work order shall be issued and the permit revoked. The applicant will be required to file a new building permit application, pay the requisite fees, and go through the review provided by this article. In all cases, a topographical survey will be required for construction, clearing or grading in hillside areas.
C. 
The Building Inspector shall forward all building permit applications not exempted by this article, including topographical surveys, to the Planning Board for review prior to issuing building permits. The Planning Board will, if deemed necessary, request the assistance of outside consultants or engineers whose fees are to be paid for by the applicant in accordance with Northport Village Code § 147-4. The Planning Board shall make the final determination of the average slope percentages, and this determination shall control the review of the application for a building permit and for all other site-related applications.
D. 
Any oversized lot that is developed pursuant to Subsection B above shall be considered to be fully yielded and is not to be further subdivided. The applicant shall submit covenants and restrictions explaining the reason(s) the lot was created and prohibiting further subdivision of the newly created lot in perpetuity to the Village Attorney for approval as to form and content. Upon approval of the Village Attorney, the applicant shall record the document in the office of the Suffolk County Clerk at his or her own cost and expense and provide the Village Attorney and Village Administrator with a copy of the recorded instrument. The liber and page of each instrument recorded shall be shown on the final subdivision map submitted to the Village Administrator before the final map will be signed by the Building Inspector.
[Amended 10-5-2010 by L.L. No. 8-2010]
E. 
In the event a lot(s) on a proposed map does not comply with the area requirements of this article, an applicant may seek a variance from the Board of Zoning Appeals with respect to the flat areas only of the subject property. In entertaining such an application, the Board of Zoning Appeals shall seek the recommendation of the Planning Board with respect to the variance sought. The Planning Board shall make a final determination of the number of lots permitted in hillside areas in keeping with the spirit and intent of this article, the applicable provisions of the Village Code, and Village Law or any successor law while the Board of Zoning Appeals retains its jurisdiction to grant variances regarding flat or non-hillside areas. In such appeals, the Board of Zoning Appeals shall not consider the hillside area of any lot for compliance with lot area or front, rear or side yard setback requirements. Nothing contained herein shall prevent the Planning Board from creating lawful building lots, provided they conform to the requirements of this chapter and the zoning area and setback requirements. In such cases, the Planning Board may include hillside areas to the extent the applicant otherwise complies with the requirements of this chapter.
F. 
Compliance with conditions. If the Planning Board requires that covenants and restrictions be filed as a condition of receiving a building permit for work in a hillside area, the applicant shall submit the covenants and restrictions to the Village Attorney for approval as to form and content. Upon approval by the Village Attorney, the applicant shall record the document in the office of the Suffolk County Clerk at his or her own cost and expense and provide the Village Attorney, the Village of Northport Building Department and the Planning Board with a copy of the recorded instrument before the covenants are filed and all other conditions are met shall be null and void.
G. 
Lot area coverage. If any portion of the building footprint is in a hillside area, the lot area coverage shall be subject to reduction by the Planning Board as set forth below.
Slope
10% to 14.99%
15% to 19.99%
20% to 24.99%
Greater Than 25%
Percentage of reduction of lot area coverage
10% to 20%
20% to 25%
25% to 30%
30% to 40%
Lot Size
8,500 square feet or less
10% to 20%
20% to 25%
25% to 30%
30% to 40%
8,500 square feet to 1/3 acre
10% to 20%
20% to 25%
25% to 30%
30% to 40%
1/3 to 1/2 acre
10% to 20%
20% to 25%
25% to 30%
30% to 40%
1/2 to 1 acre or greater
10% to 20%
20% to 25%
25% to 30%
30% to 40%
H. 
Method of calculating the lot area coverage. The maximum lot area coverage permitted by this article shall be calculated as set forth in the Village Code Chapter 306, §§ 306-20 and 306-23.
I. 
In determining the percentage of reduction of lot area coverage within the authorized percentage range noted in the table above, the Planning Board shall consider the unique topographical and other physical conditions of the property, including but not limited to drainage, erosion protection, diversion of surface water, physical and environmental impacts on neighboring properties, retaining walls, ingress and egress and other related factors related to the development of the parcel.
A. 
It shall be unlawful to create any disturbance, other than an exempt activity as set forth in this article, on any steep slope located within any existing or proposed lot or lots in the Village, unless and until a steep slope permit is granted by the Planning Board pursuant to the requirements of this article.
B. 
Exempt activities. The following activities on steep slopes do not require the issuance of a steep slope permit:
(1) 
Any planting of landscape materials which does not require disturbance of existing terrain.
(2) 
Emergency situations, as determined by the Village Engineer, where the disturbance of steep slopes is required to protect persons, wildlife or property from imminent danger.
A. 
The Planning Board is hereby designated to administer and implement this article by granting or denying steep slope permits for all residential and commercial construction whether on a single lot or in connection with a subdivision application.
B. 
An application for a steep slope permit shall be made on forms furnished by the Planning Board and shall include the following information:
(1) 
Seven copies of a site plan drawn at a scale of not less than one inch equals 30 feet, prepared by an engineer, landscape architect, or surveyor licensed by the State of New York, showing within the lot or lots containing steep slopes the following:
(a) 
The proposed location of all structures, including drainage, septic system, wells and driveways.
(b) 
The location of the proposed area of disturbance and its relation to adjacent properties, together with buildings, structures, roads, affected trees and affected wetlands, if any, within 100 feet of the boundaries of said area. An inset map at a reduced scale may be used if required by the Planning Board.
(c) 
Existing topography of the proposed area of disturbance at a contour interval of not more than two feet. Contours shall be shown for a distance of 50 feet or greater beyond the limits of the proposed area of disturbance, if determined necessary by the Planning Board, in order to fully evaluate the application.
(d) 
Proposed final contours and proposed surface materials or treatment at a maximum contour interval of two feet.
(e) 
Existing topography of the area proposed to be disturbed and the entire watershed tributary to said area presented at a scale of not more than 100 feet per inch. This map shall show existing and, if required by the Planning Board, proposed controls and diversions of upland water.
(f) 
The details of any surface or subsurface drainage system proposed to be installed, including special erosion control measures, designed to provide for proper surface or subsurface drainage, both during the performance of the work and after its completion.
(g) 
The cut/fill map delineating proposed areas of disturbance at affected depths in feet of zero to three, three to six, six to 10, and 10 and over.
(h) 
Any special reports deemed necessary by the Planning Board to evaluate the application, including but not limited to geologic or hydrogeologic studies.
(2) 
A written narrative explaining the nature of the proposal, including any future development proposals for the property and whether alternative locations exist for the proposed activity.
C. 
Village Engineer review. The Planning Board may refer each application for a steep slope permit to the Village Engineer for review, who shall submit a written report to the Planning Board. This report shall contain the following items:
(1) 
A recommendation on whether the submission is complete and contains sufficient information for the Planning Board to perform a proper review of the submission.
(2) 
A recommendation of approval, disapproval or approval with conditions of the application.
(3) 
A recommendation as to the amount of a performance bond to be posted to guarantee completion of the work, including stabilization or restoration of the area of disturbance.
D. 
During its review of the application, the Planning Board shall:
(1) 
Determine when an application is complete.
(2) 
Review the application to determine that the requirements of this article have been satisfied.
(3) 
Review each complete application and approve, approve with conditions or deny the application, in accordance with this article, within 60 days of the receipt of a complete application as determined by the Planning Board.
(4) 
If deemed necessary, require posting of a performance bond or other security as a condition of approval, the amount of such bond or other security to be approved by the Village Board of Trustees.
E. 
Public hearing. The Planning Board may, at its discretion, hold a public hearing on an application for a steep slope permit. If a public hearing is held, the notice and hearing requirements shall follow the procedural requirements set forth in this chapter.
F. 
In granting a steep slope permit, the Planning Board shall find that the following conditions have been met.
(1) 
The proposed activity is in accordance with the legislative intent and purpose stated in this article.
(2) 
The proposed activity will not result in creep, sudden slope failure or additional erosion.
(3) 
The proposed activity will preserve and protect existing waterways, floodplains and wetlands.
(4) 
The proposed activity will not adversely impact existing or proposed drainage structures, wells or sewage disposal systems.
(5) 
The proposed activity will not adversely impact any endangered or threatened species of flora or fauna.
G. 
After a steep slope permit is approved:
(1) 
All permits shall expire on completion of the work specified therein and approved thereby. Unless otherwise indicated, the approved permit shall be valid for a period of one year from the date of issuance. The Planning Board may grant a six-month extension of this period.
(2) 
Following completion of the work, the applicant shall submit a certification by an engineer, licensed by the State of New York, that the completed work meets the requirements of the permit. The Building Inspector shall verify that the work has been completed in accordance with the permit. An as-built survey or plan shall be required to show that the work was completed in accordance with the permit.
(3) 
Where the activity subject to this article also requires a Village building permit, the Building Inspector shall not issue a certificate of compliance, completion or occupancy until the Building Inspector verifies that all work has been completed in accordance with the permit and the Planning Board approves such report.
(4) 
Any proposed revision to work covered by a steep slope permit may be reviewed by the Village Engineer. Where the Village Engineer or Planning Board determines that a substantial revision is required, a new application to the Planning Board is required.
(5) 
Any work performed pursuant to a steep slope permit granted by the Planning Board shall require a building permit and shall be monitored by the Building Inspector for compliance with this article and the steep slope permit.
[Added 12-18-2007 by L.L. No. 12-2007]
A. 
In addition to the penalties for offenses and additional remedies set forth in this chapter, any person found violating any provision of this article or conditions imposed by Planning Board approval shall be served with a written notice or summons by the Building Inspector, Code Compliance Officer or a member of the Northport Village Police Department stating the nature of the violation and ordering the person to cease and desist therefrom.
[Amended 12-18-2007 by L.L. No. 12-2007]
B. 
Whenever any person shall have been notified, in writing, by the enforcement officer that the person is violating the provisions of this article or of any permission or extension thereof issued hereunder or has been served with a summons accusing the person thereof, each day the person shall continue such violation after such notification or service shall constitute a separate offense punishable by a like fine or penalty as set forth in this chapter.
C. 
The foregoing provisions for the enforcement of this article are not exclusive but are in addition to any and all laws and regulations applicable thereto.
Any construction commenced within areas defined as steep slopes prior to the effective date of this article shall be exempt from this article, provided that no new construction shall be permitted after the effective date of this article except by permit as provided hereby.
A. 
Approved subdivisions deemed a steep slope permit. Where the Planning Board has approved, with or without conditions, a final construction plan and final subdivision plan for a proposed subdivision, this approval shall be deemed to be a duly issued steep slope permit, provided that the following conditions have been satisfied:
(1) 
All of the information, review, bonding, approval and other requirements of this article have been met.
(2) 
The Planning Board may attach special conditions to the approval of the final construction plan and the final subdivision plan to ensure that the construction within steep slopes occurs as approved.
B. 
Approved site plans deemed a steep slope permit. Where the Planning Board has approved, with or without conditions, a final site plan for a proposed development, this approval shall be deemed to be a duly issued steep slope permit, provided that the following conditions have been satisfied:
(1) 
All of the information, review, bonding, approval and other requirements of this article have been met.
(2) 
The Planning Board may attach special conditions to the approval of the final site plan to ensure that the construction within steep slopes occurs as approved.