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0 the attached slope density table and applying to it the average slope (determined in subsection (b)of this section). (2) The allowed units per acre for a particular average percent slope shall be multiplied by the total acreage of slope area to arrive at a total number of dwelling units allowed. The dwelling units allowed shall be rounded downward to the next whole unit. Following staff review and approval of the slope analysis,the subdivider shall prepare a preliminary plat conforming to the density per acre established and submit it for approval in the conventional manner. (d) Conformance All hillside areas shall conform to the density requirements determined in the slope density table. However,the planning commission may increase the allowable units per acre based on substantial dedications of open space above the minimum requirements and/or dedications of open space which conform to the parks and open space plan. (e) Retaining walls Retaining walls may be required wherever topographic conditions warrant or where necessary to retain fill or cut slopes within the right-of-way. The retaining walls shall be constructed on private property to protect the streets from possible erosion and slides. Such improvements shall require the approval of the city. (f) Rugged areas Hillside areas with an average slope of 40 percent or above are considered extremely rugged and development shall be limited to lots not less than two acres in size. (g) Front yard setbacks. Minimum front yard setbacks shall conform to the zoning ordinance except for areas with slopes in excess of 18 percent,where they may be reduced to 15 feet. • (h) Cuts and fills. Major cuts, excavation, grading and filling,where they materially change the site and its relationship with surrounding areas or materially affect such areas, shall not be permitted if such excavation, grading and filling will result in a slope exceeding a vertical rise of one foot for each 2 1/2 feet of horizontal distance between abutting lots(sides and/or rear)or between adjoining tracts of land, except where adequate provision is made to prevent slides and erosion by cribbing and retaining walls. Deviation from these standards may be authorized by the planning commission upon submission of an engineering analysis of the soil conditions and the condition of the compacted fill showing that the area is suitable for building. (i) Vehicular access easements. Easements providing primary access to lots fronting on a public street may be authorized by the planning commission where topographic conditions warrant and where the public interest can be demonstrated. Where approved, access shall serve not more than five lots nor be more than 300 feet in length. Pavement shall be of concrete not less than 20 feet in width. Underground drainage shall be waived by the city when it can be demonstrated that open drainage will accommodate all runoff. Grades shall not exceed those specified for residential streets. 0) Soils analysis. The planning commission, at the subdivider's expense, may require a soil test of the streets and building sites where the suitability of the area for building is questionable. (k) Drainage. (1) Stormwater runoff collection facilities shall be designed to retain stormwater runoff on development sites for a sufficient length of time so as to prevent flooding and erosion during . stormwater runoff flow periods. (2) Required storm runoff collection facilities shall be so designed as to divert surface water away from cut faces or sloping surfaces of a fill. French drains are not acceptable. - 185 - Batesville Subdivision Regulations