No land shall be subdivided which is held unsuitable for its intended use by reason of flooding, inadequate drainage, soil and rock formations with severe limitations for development, susceptibility to mudslides or earthslides, severe erosion potential, unfavorable topography, inadequate water supply or sewage disposal capabilities or any other feature harmful to the health, safety or welfare of the future residents of the proposed subdivision or community. However, the preliminary and final plats may be approved if the subdivider improves the land consistent with the standards of this and other applicable ordinances to make the area, in the opinion of the Planning Commission and Council suitable for its intended use. In determining the appropriateness of land subdivision at the site, the Planning Commission and Council shall consider the objectives of this Chapter and the following:
(a) The danger to life and property due to the increased flood heights or velocities caused by subdivision fill, roads and intended uses.
(b) The danger that intended uses may be swept on to other lands or downstream to the injury of others.
(c) The proposed water supply and sanitation systems and the ability of these systems to prevent disease, contamination and unsanitary conditions under flood conditions.
(d) The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner.
(e) The importance of the services provided by the proposed facility to the community.
(f) The requirements of the subdivision for a waterfront location.
(g) The availability of alternative locations not subject to flooding for the proposed subdivision and land uses.
(h) The compatibility of the proposed uses with existing development and development anticipated in the foreseeable future.
(i) The relationship to the proposed subdivision to the comprehensive plan and flood plain management program for the area.
(j) The safety of access to the property in times of flood for emergency vehicles.
(k) The expected heights, velocity, duration, rate of rise and sediment transport of the flood waters expected at the site.
(Ord. 142-74. Passed 2-25-75.)