Public hearing on local law regarding maximum lot coverage scheduled for March 17, 2026.

 

PLEASE TAKE NOTICE that the Board of Trustees of the Village of North Haven will hold a public hearing on the 17th day of March 2026, at 5:00 PM at Village Hall, 335 Ferry Road, North Haven, New York, to consider the adoption of a Local Law as follows:



LOCAL LAW NO. OF 2026

A LOCAL LAW AMENDING VILLAGE CODE CHAPTER 163-13, MAXIMUM LOT COVERAGE




§ 163-13. Maximum lot coverage. [Amended 8-4-1986 by L.L. No. 7-1986; 9-15-1992 by L.L. No. 5-1992; 9-7-2004 by L.L. No. 5-2004]

A .The maximum lot coverage by main and accessory buildings shall be 15% in an R-1 District and 20% in an R-2 District. Open terraces constructed of pervious brick and sand or similar combination of materials as natural grade shall not be included in lot coverage in either the R-1 District or the R-2 District. The maximum lot coverage shall be 15% in an R-1 District and 20% in an R-2 District.




B. Any provision foregoing to the contrary notwithstanding, the gross floor area of any house, measured as the sum of the gross floor area of all floors of a structure measured to the exterior of the outside walls, including all accessory structures except as is otherwise provided herein, shall not exceed the maximum permitted floor area ratio (FAR) as follows:

(1) Lots of 40,000 square feet or less: 2,000 square feet gross floor area plus (lot area minus 10,000 square feet times 0.100) equals maximum gross floor area.

(2)Lots greater than 40,000 square feet and less than 80,000 square feet: 5,000 square feet gross floor area plus (individual lot area minus 40,000 square feet times 0.050) equals maximum gross floor area.

(3) Lots 80,000 square feet or greater: 7,000 square feet gross floor area plus (individual lot area minus 80,000 square feet times 0.0325) equals maximum gross floor area, except as limited hereinbelow.




C. Lot area shall include all of that area of a lot which is within the definition of "lot" as set forth in § 163-5, exclusive of open spaces as set forth in said subsection. Gross floor area shall not include the following improvements and structures which shall be exempt from inclusion in the calculation of gross floor area: unroofed decks, unroofed patios, open terraces as set forth above in this section, sports courts, tennis courts, pickleball courts, padel courts, unroofed and unenclosed swimming pools, unroofed and unenclosed porches, basements and cellars to the extent the exterior exposed wall or walls thereof are four feet or less above natural grade (or four feet or less above base flood elevation where the premises are regulated under Chapter 85 of the Village Code) after construction and attics. In determining maximum lot coverage, whether under FAR or the percentage of lot coverage allowances otherwise provided above in this section or under any standard or guideline in 163-66, the most restrictive standard shall in all events prevail. In no event shall gross floor area of any house, measured as the sum of the gross floor area of all floors of a structure measured to the exterior of the outside walls including all accessory structures except as exempted hereinabove, exceed 15,000 square feet of gross floor area. In calculating gross floor area: i) any interior space with a floor to ceiling height in excess of 15 feet shall be counted twice; ii) any first floor space used for the placement and location of mechanical (heating, ventilation, air conditioning, water pumps, and the like) systems, not in excess of 200 square feet, shall not be counted at all, provided said residence is prohibited by regulatory provision or local flooding conditions from placement of the same systems below the first floor; and iii) space improved with roofed but unenclosed and unscreened porches and/or an attached or accessory detached garage or other roofed accessory structures shall not be counted to the extent same are equal to or are less than an area which is 15% of gross floor area otherwise allowed (but in no event less than 400 square feet) or, by way of illustration, if the lot area is 72,360 square feet, then the maximum gross floor area is 6,618 square feet (72,360 minus 40,000 equals 32,360 times 0.050 equaling 1,618 plus 5,000 or 6,618 square feet) allowing up to 993 square feet (15% of 6,618 equals 993) of roofed but unenclosed and unscreened porches and/or an accessory garage or other roofed accessory structure in addition to 6,618 square feet maximum gross floor area otherwise allowed. [Amended 9-18-2024 by L.L. No. 3-2024]




§163-13a Gross Floor Area Regulations

A. Purpose and Intent

The purpose of this section is to regulate the maximum permitted gross floor area of buildings in order to ensure that development intensity is compatible with lot size, and neighborhood character within the Village of North Haven.

B. Applicability

The provisions of this section shall apply to all principal buildings erected, enlarged, or structurally altered within zoning districts where gross floor area limitations are established by this Code.

C. Maximum Permitted Gross Floor Area

The maximum permitted gross floor area for any lot shall be determined based on the total lot area, in accordance with the following schedule:




 1. For lots containing less than 40,000 square feet of lot area, the maximum permitted gross floor area shall be:

1,000 square feet, plus ten percent (10%) of the total lot area.



2. For lots containing 40,000 square feet or more, but less than 70,000 square feet, the maximum permitted gross floor area shall be:

5,000 square feet, plus six percent (6%) of the lot area in excess of 40,000 square feet.




3. For lots containing 70,000 square feet or more, but less than 110,000 square feet, the maximum permitted gross floor area shall be:

6800 square feet, plus four and one-quarter percent (4.25%) of the lot area in excess of 70,000 square feet.




4. For lots containing 110,000 square feet or more, the maximum permitted gross floor area shall be:

8,500 square feet, plus four percent (4%) of the lot area in excess of 110,000 square feet. In no event shall the gross floor area exceed 12,000 square feet.




D. Exclusions from Gross Floor Area (GFA): 

Gross floor area shall not include the following improvements and structures which shall be exempt from inclusion in the calculation of gross floor area: unroofed decks, unroofed open terraces or patios constructed of pervious material (as determined by the Building Inspector) at natural grade, sports courts, tennis courts, pickleball courts, padel courts, unroofed and unenclosed swimming pools, unroofed and unenclosed porches, for lots 30,000 square feet and under up to 100 square feet of covered front porch, basements and cellars to the extent the exterior exposed wall or walls thereof are four feet or less above natural grade (or four feet or less above base flood elevation where the premises are regulated under Chapter 85 of the Village Code) after construction and attics.




E. Calculation and Rounding

When calculation of gross floor area results in a fraction, the maximum permitted gross floor area shall be rounded down to the nearest whole square foot.




F. Relationship to Other Regulations

Compliance with this section shall not relieve any applicant from meeting all other applicable requirements of this Code, including but not limited to lot coverage, height, setback, and use regulations.