Big Flats |
Code of Ordinances |
Title 16. SUBDIVISIONS |
Chapter 16.12. DESIGN STANDARDS AND REQUIRED IMPROVEMENTS |
§ 16.12.090. Steep Slope Guidelines.
The topography of the town includes many steep slopes that benefit the community by providing scenic views, aquifer recharge areas and wooded areas and substantial protection against flooding and erosion. If these areas are not carefully protected, the benefits of these areas will be irreparably lost and extensive erosion and flooding is likely to occur. Road construction, building site development, and other construction activity proposed for these areas require special design consideration to prevent erosion, minimize storm water runoff, and preserve large trees, natural terrain and scenic views.
A.
General Requirements.
1.
Each subdivision shall, in a plan, show all site work, cut and fill erosion and drainage control measures and any proposed road, drive, internal drive and/or driveway cross-sections. The detail of the plan shall be sufficient to determine if steep slopes exist on the proposed subdivision and the extent which such steep slopes affect the proposed site work. The preparation of these plans by a design engineer may be required.
2.
Constructing or grading the subdivision to be level, otherwise known as padding, shall be permitted only when it can be clearly demonstrated, by exhibits presented in final plat submittals that the final treatment of the site meets the requirements of this section.
B.
Design Requirements. Design principles and criteria used in the review of a subdivision shall include, but are not limited to, the following:
1.
Landscaping of areas around lots or structures making such areas compatible with the natural terrain;
2.
Shaping, grouping and placement of manmade structures to complement the natural landscape;
3.
Arrangement of lots so they complement one another to promote visual interest;
4.
Shaping of essential grades to conform to the existing contours and prohibit the appearance of successive padding, terracing or other similar form of grading for a lot site in steep slope areas;
5.
Encouragement of split-level lots that are created on two levels or pads rather than with one steep grade;
6.
Use of one-way roads when consistent with traffic safety, circulation needs, and natural topography. This guideline may allow for smaller road right-of-way, less cut and fill within a given area and a road network consistent with the natural terrain. A road shall be parallel with the hillside wherever possible and may require variable width of right-of-way. This shall not only provide the most economical routing, but also minimize the amount of grading required.
C.
Slopes Greater Than Twenty-Five Percent. A slope greater than twenty-five (25) percent (2.5 feet of vertical rise in a ten (10) feet horizontal distance) shall not be developed in a final plat unless the lots can meet the requirements of a buildable lot without excessive grading and/or filling. There shall be an area that is a minimum of five thousand (5,000) square feet available on each proposed lot in a final plat that has an existing slope of less than twenty-five (25) percent for such lot to be considered a buildable lot.
(LL No. 3, 2001 § 5(i))