(a)   General Principles of Subdivision Design.
      (1)   Subdivision design shall take into consideration the plans adopted by the City, local school board, County, and regional agencies for land use, streets, bikeways, utilities, drainage, recreation, environmental protection, and other relevant matters.
      (2)   Subdivision design shall be based on an analysis of the conditions of the property and surrounds.
      (3)   To the extent practicable, subdivision design shall preserve natural features of property, avoid areas of environmental sensitivity, and minimize negative impacts on the environment.
   (b)   Land Unsuitable for Use. If the Planning Commission determines that land proposed to be subdivided is or may be unsuitable for subdivision due to conditions which may endanger the public health, safety or welfare, such as poor drainage, flood hazard, topography, inadequacy of utilities, landslip potential, unstable subsurface conditions, hazardous waste contamination, of other conditions, then the Commission shall not recommend the subdivision unless the subdivider provides adequate means to resolve the conditions. Specific conditions which may affect the suitability of land for subdivision include but are not limited to:
      (1)   Severe soils.
      (2)   Flood hazard. As indicated on the FEMA Flood Insurance Rate Maps or, where FEMA maps do not apply, the 100-year flood boundary as determined by the subdivider's engineer.
      (3)   Wetlands.
      (4)   Riparian setbacks.
      (5)   Slopes in excess of 15%.
      (6)   Habitat of endangered wildlife as identified on Federal and State lists.
      (7)   Historically or culturally significant structures and sites listed on the National Register of Historic Places.
      (8)   Land within 200 feet of an existing oil or gas well.
(Ord. 2-2004. Passed 2-23-04.)