Note: Prior ordinance history: Ords. 148 and 369.
The legislature of the state of California has in Government
Code Sections 65302, 65560, and 65800 conferred upon local government
units authority to adopt regulations designed to promote the public
health, safety, and general welfare of its citizenry. Therefore, the
city council of the city of Loma Linda does ordain as follows.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
A.
The
flood hazard areas of the city are subject to periodic inundation,
which results in loss of life and property, health and safety hazards,
disruption of commerce and governmental services, extraordinary public
expenditures for flood protection and relief, and impairment of the
tax base, all of which adversely affect the public health, safety
and general welfare.
B.
These
flood losses are caused by the cumulative effect of obstructions in
areas of special flood hazards which increase flood heights and velocities,
and when inadequately anchored, damage uses in other areas. Uses that
are inadequately flood proofed, elevated or otherwise protected from
flood damage also contribute to the flood loss.
C.
On
June 23, 2001, the Federal Emergency Management Agency (FEMA) revised
the Flood Insurance Rate Map (FIRM) and Flood Insurance Study (FIS)
report to redesignate the flood hazard area along San Timoteo Creek
as a special Flood Hazard Area known as Zone A99. FEMA recommends
that, as a minimum, the building restriction and flood proofing requirements
within Zone A99 be identical to Zone X.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
It is the purpose of this chapter to promote the public health,
safety, and general welfare, and to minimize public and private losses
due to flood conditions in specified areas by provisions designed
to:
A.
Protect
human life and health;
B.
Minimize
expenditure of public money for costly flood control projects;
C.
Minimize
the need for rescue and relief efforts associated with flooding and
generally undertaken at the expense of the general public;
D.
Minimize
prolonged business interruptions;
E.
Minimize
damage to public facilities and utilities such as water and gas mains,
electric, telephone and sewer lines, streets and bridges located in
areas of special flood hazard;
F.
Help
maintain a stable tax base by providing for the second use and development
of areas of special flood hazard so as to minimize future flood blight
areas;
G.
Insure
that potential buyers are notified that property is in an area of
special flood hazard; and
H.
Insure
that those who occupy the areas of special flood hazard assume responsibility
for their actions.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
A.
In
order to accomplish its purposes, this chapter includes methods and
provisions for:
1.
Restrictionsing
or prohibiting uses which are dangerous to health, safety, and property
due to water or erosion hazards, or which result in damaging increases
in erosion or flood heights or velocities;
2.
Requiring
that uses vulnerable to floods, including facilities which serve such
uses, be protected against flood damage at the time of initial construction;
3.
Controlling
the alteration of natural floodplains, stream channels, and natural
protective barriers, which help accommodate or channel floodwaters;
4.
Controlling
filling, grading, dredging, and other development which may increase
flood damage; and
5.
Preventing
or regulating the construction of flood barriers which will unnaturally
divert floodwaters or which may increase flood hazards in other areas.
B.
This
chapter will apply to all areas of special flood hazards within the
jurisdiction of the city.
C.
The
areas of special flood hazard are identified by the Federal Insurance
Administration in a scientific and engineering report entitled "The
Flood Insurance Study for the City of Loma Linda dated June 27, 2001,"
which report and maps and all subsequent amendments and/or revisions
are adopted by reference and declared to be a part of this chapter.
The Flood Insurance Study is on file at the office of the city engineer,
City Hall, 25541 Barton Road, Loma Linda, California.
D.
It is unlawful for any person to construct or locate, or extend, convert or alter any structure or land as defined in Section 19.12.050, "Special Flood Hazard Areas" without full compliance with the terms of this chapter and other applicable regulations. This chapter is not intended to repeal, abrogate, or impair any existing easements, covenants, or deed restrictions. However, where this chapter and another ordinance, easement, covenant, or deed restriction conflict or overlap, whichever imposes the more stringent restrictions shall prevail.
E.
In
the interpretation and application of this chapter, all provisions
shall be: considered as minimum requirements; liberally construed
in favor of the governing body; and deemed neither to limit or repeal
any other powers granted under state statutes.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
Unless specifically defined below, words or phrases used in
this chapter shall be interpreted so as to give them the meaning they
have in common usage and to give this chapter its most reasonable
application.
means a request for a review of the city engineer's
interpretation of any provision of this chapter or a request for a
variance.
means an area or zone designated AO or AH on the Flood Insurance
Rate Map (FIRM). The base flood depths range from one foot to three
feet; a clearly defined channel does not exist; the path of flooding
is unpredictable and indeterminate; and velocity flow may be evident.
See "Special flood hazard area."
means the flood having a one percent chance of being equaled
or exceeded in any given year (also called the one hundred year flood).
means any area of the building having its floor subgrade
(below ground level) on all sides.
are any type of walls, whether constructed of concrete, masonry,
wood, metal, plastic or any other suitable building material which
is not part of the structural support of the building and which is
designed to break away under abnormally high tide or wave action without
causing any damage to the structural integrity of the building on
which they are used or any buildings to which they might be carried
by flood waters. A breakaway wall shall have a safe design loading
resistance of not less than ten and no more than twenty pounds per
square foot. Use of breakaway walls must be certified by a registered
engineer or architect and shall meet the following conditions:
means any man-made change to improved or unimproved real
estate, including but not limited to buildings or other structures,
mining, dredging, filling, grading, paving, excavation or drilling
operations located within the area of special flood hazard.
means a parcel (or contiguous parcels) of land divided into
two or more manufactured home lots for rent for which the construction
of facilities for servicing the lot on which the manufactured home
is to be affixed (including, at a minimum, the installation of utilities,
either final site grading or the pouring of concrete pads, and the
construction of streets) is competed before the effective date of
the ordinance codified in this chapter.
means a parcel (or contiguous parcels) of land divided into
two or more manufactured home lots for rent or sale for which the
construction of facilities for servicing the lot on which the manufactured
home is to be affixed (including, at a minimum, the installation of
utilities, either final site grading or the pouring of concrete pads,
and the construction of streets) is completed before the effective
date of the ordinance codified in this chapter.
means the preparation of additional sites by the construction
of facilities for servicing the lots on which the manufactured homes
are to be affixed (including the installation of utilities, either
final site grading or pouring of concrete pads, or the construction
of streets).
means a general and temporary condition of partial or complete
inundation of normally dry land areas from: (1) the overflow of flood
waters, (2) the unusual and rapid accumulation or runoff of surface
waters from any source, and/or (3) the collapse or subsidence of land
along the shore of a lake or other body of water as a result of erosion
or undermining caused by waves or currents of water exceeding anticipated
cyclical levels or suddenly caused by an unusually high water level
in a natural body of water, accompanied by a severe storm, or by an
unanticipated force of nature, such as flash flood or an abnormal
tidal surge, or by some similarly unusual and unforeseeable event
which results in flooding as defined in this definition.
means the official map on which the Federal Emergency Management
Agency or Federal Insurance Administration has delineated both the
areas of flood hazard and the floodway.
means the official map on which the Federal Insurance Administration
has delineated both the areas of special flood hazards and the risk
premium zone applicable to the community.
means the official report provided by the Federal Insurance
Administration that includes flood profiles, the FIRM, the Flood Boundary
and Floodway Map, and the water surface elevation of the base flood.
means any land area susceptible to being inundated by water
from any source (see definition of "flooding").
means the operation of an overall program of corrective and
preventive measures for reducing flood damage, including but not limited
to emergency preparedness plans, flood control works and floodplain
management regulations.
means zoning ordinances, subdivision regulations, building
codes, health regulations, special purpose ordinances (such as floodplain
ordinance, grading ordinance and erosion control ordinance) and other
applications of police power. The term describes such state and local
regulations in any combination thereof, which provide standards for
the purpose of flood damage prevention and reduction.
means any combination of structural and nonstructural additions,
changes, or adjustments to structures which reduce or eliminate flood
damage to real estate or improved real property, water and sanitary
facilities, structures and their contents.
means the channel of a river or other watercourse and the
adjacent land areas that must be reserved in order to discharge the
base flood without cumulatively increasing the water surface elevation
more than one foot. Also referred to as "Regulatory floodway."
means any floor usable for living purposes, which includes
working, sleeping, eating, cooking or recreation, or a combination
thereof. A floor used only for storage purposes is not a "habitable
floor."
means the highest natural elevation of the ground surface
prior to construction next to the proposed walls or a structure.
means the lowest floor of the lowest enclosed area (including
basement). An unfinished or flood resistant enclosure, usable solely
for parking or vehicles, building access or storage in an area other
than a basement area is not considered a building's lowest floor;
provided, that such enclosure is not built so as to render the structure
in violation of the applicable non-elevation design requirements of
this chapter.
means a structure, transportable in one or more sections,
which is built on a permanent chassis and is designed for use with
or without a permanent foundation when connected to the required utilities.
For floodplain management purposes the term "manufactured home"
also includes park trailers, travel trailers and other similar vehicles
placed on a site for greater than one hundred eighty consecutive days.
means, for purposes of National Flood Insurance Program,
the National Geodetic Vertical Datum (NGVD) of 1929 or other datum,
to which base flood elevations shown on a community's Flood
Insurance Rate Map are referenced.
means, for floodplain management purposes, structures for
which the "start of construction" commenced on or after
the effective date of a floodplain management regulation adopted by
this community.
means a parcel or contiguous parcels of land divided into
two or more manufactured home lots for rent or sale for which the
construction of facilities for servicing the lot (including, at a
minimum, the installation of utilities, either final site grading
or the pouring of concrete pads, and the construction of streets)
is completed on or after the effective date of the ordinance codified
in this chapter.
means a flood which has a one percent annual probability
of being equaled or exceeded. It is identical to the "base flood,"
which will be the term used throughout this chapter.
means an individual or his or her agent, firm, association
or corporation, or agent of the aforementioned groups, or this state
or its agencies or political subdivisions.
means to bring the structure or other development into compliance
with state or local floodplain management regulations, or, if this
is not possible, to reduce the impacts of its noncompliance. Ways
that impacts may be reduced include protecting the structure or other
affected development from flood damages, implementing the enforcement
provisions of the ordinance codified in this chapter or otherwise
deterring future similar violations, or reducing federal financial
exposure with regard to the structure or other development.
means an area having special flood or flood-related erosion
hazards, and shown on an FHBM or FIRM as Zone A, AO, AE, A99, AH,
VO, V1-V30, VE, V, X, or D.
means the first placement of permanent construction of a
structure (other than a manufactured home) on a site, such as the
pouring of slabs or footings or any work beyond the stage of excavation.
Permanent construction does not include land preparation, such as
clearing, grading, and filling, nor does it include the installation
of streets or walkways; nor does it include the installation of streets
or walkways; nor does it include excavation for a basement, footings,
piers or foundations or the erection of temporary forms; nor does
it include the installation on the property of accessory buildings,
such as garages or sheds not occupied as dwelling units or not as
part of the main structure. For a structure (other than a manufactured
home) without a basement or poured footings, the "start of construction"
includes the first permanent framing or assembly of the structure
of any part thereof on its piling or foundation. For manufactured
homes not within a manufacture home park or manufactured home subdivision,
"start of construction" means the affixing of the manufactured
home to its permanent site. For manufactured homes within manufactured
home parks or manufactured home subdivisions, "start of construction"
is the date on which the construction of facilities for servicing
the site on which the manufactured home is to be affixed (including,
at a minimum, the construction of streets, either final site grading
or the pouring of concrete pads, and installation of utilities) is
completed.
means a walled or roofed building including a gas or liquid
storage tank or manufactured home that is principally above ground.
means any repair, reconstruction, or improvement of a structure,
the cost of which equals or exceeds fifty percent of the market value
of the structure either:
Before the improvement or repair is started; or
If the structure has been damaged and is being restored, before
the damage occurred. For the purposes of this definition, "substantial
improvement" is considered to occur when the first alteration
of any wall, ceiling, floor, or other structural part of the building
commences, whether or not the alteration affects the external dimensions
of the structure.
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The term does not, however, include either:
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Any project for improvement of a structure to comply with existing
state or local health, sanitary, or safety code specifications which
are solely necessary to assure safe living conditions; or
Any alteration of a structure listed on the National Register
of Historic Places or state Inventory of Historic Places.
means a grant of relief from the requirements of this chapter
which permits construction in a manner that would otherwise be prohibited
by this chapter.
means the failure of a structure or other development to
be fully compliant with the community's floodplain management
regulations. A structure or other development without the elevation
certificate, other certifications, or other evidence of compliance
required in this chapter is presumed to be in violation until such
time as that documentation is provided.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
The degree of flood protection required by this chapter is considered
reasonable for regulatory purposes and is based on scientific and
engineering considerations. Larger floods can and will occur on rare
occasions. Flood heights may be increased by man-made or natural causes.
This chapter does not imply that land outside the areas of special
flood hazards or uses permitted within such areas will be free from
flooding or flood damages. This chapter shall not create liability
on the part of the city, and officer or employee thereof, of the Federal
Insurance Administration, for any flood damages that result by reliance
on this chapter or any administrative decision lawfully made thereunder.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
A flood hazard area permit shall be obtained before construction or development begins within any area of special flood hazard established in Section 19.12.040. Application for a flood hazard area permit shall be made on forms furnished by the city engineer and may include, but not be limited to: plans in duplicate draw to scale shoeing the nature, location, dimensions, and elevations of the area in question; existing or proposed structures, fill, storage of materials, drainage facilities; and the location of the foregoing. Specifically, the following information is required:
A.
Proposed
elevation in relation to mean sea level of the lowest floor (including
basement) of all structures;
B.
Proposed
elevation in relation to mean sea level to which any structure has
been floodproofed;
C.
Certification by a registered civil engineer or architect that the floodproofing methods for any nonresidential structure meet the floodproofing criteria in Section 19.12.110, "Flood Hazard Reduction—General Standard";
D.
Description
of the extent to which any watercourse will be altered or relocated
as a result of proposed development.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
A.
Variances
may be issued for the reconstruction, rehabilitation or restoration
of structures listed on the National Register of Historic Places or
the State Inventory of Historic Places, without regard to the procedures
set forth in the remainder of this section.
B.
Variances
shall not be issued within any designated floodway if any increase
in flood levels during the base flood discharge would result.
C.
Variances
shall only be issued upon a determination that the variance is the
minimum necessary, considering the flood hazard, to afford relief.
D.
Variances
shall only be issued upon:
1.
A
showing of good and sufficient cause;
2.
A
determination that failure to grant the variance would result in exceptional
hardship to the applicant; and
3.
A
determination that the granting of a variance will not result in increased
flood heights, additional threats to public safety, extraordinary
public expense, create nuisances, cause fraud on or victimization
of the public, or conflict with existing local laws or ordinances.
E.
Any
applicant to whom a variance is granted shall be given written notice
that the structure will be permitted to be built with a lowest floor
elevation below the base flood elevation and that the cost of flood
insurance will be commensurate with the increased risk resulting from
the reduced lowest floor elevation.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
The city engineer is appointed to administer and implement this
chapter by granting or denying flood hazard area permit applications
in accordance with its provisions. Duties of the city engineer shall
include, but not be limited to:
A.
Permit
Review.
1.
Review
all development permits to determine that the permit requirements
of this chapter have been satisfied;
2.
Review
all development permits to determine that all necessary permits have
been obtained from those federal, state or local governmental agencies
from which prior approval is required by federal or state law, including
Section 404 of the Federal Water Pollution Control Act Amendments
of 1972;
3.
Review
all development permits to determine if the proposed development adversely
affects the flood carrying capacity of the area of special flood hazard.
For purposes of this chapter, "adversely affects" means
that until a regulatory floodway is designated the cumulative effect
of the proposed development when combined with all other existing
and anticipated development will not increase the water surface elevation
of the base flood more than one foot at any point;
4.
Review
to determine the site is reasonably safe from flooding.
B.
Use of Other Base Flood Data. When base flood elevation data has not been provided in accordance with Section 19.12.040(C), the city engineer shall obtain, review, and reasonably utilize any base flood elevation data available from a federal, state or other source, in order to administer Section 19.12.110, "Flood Hazard Reduction—General Standard."
C.
Information
to be Obtained and Maintained.
D.
Alteration
of Watercourses.
1.
Notify
adjacent communities and the San Bernardino County Flood Control District
prior to any alteration or relocation of a watercourse, and submit
evidence of such notification to the Federal Insurance Administration;
2.
Require
that maintenance is provided within the altered or relocated portion
of the watercourse so that the flood-carrying capacity is not diminished.
E.
Interpretation of FIRM Boundaries. Make interpretations where needed as to the exact location of the boundaries of the areas of special flood hazards (for example, where there appears to be a conflict between a mapped boundary and actual field conditions). The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in Section 19.12.040(D).
F.
Take action to remedy violations of this chapter as specified in Section 19.12.040(D).
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
A.
The
city council is designated as the appeal board. Interested persons
may appeal a decision of the city engineer in accordance with the
provisions of the city code.
B.
In
passing upon such applications, the appeal board shall consider all
technical evaluations, all relevant factors, standards specified in
other sections of this chapter, and:
1.
The
danger that materials may be swept onto other lands to the injury
of others;
2.
The
danger to life and property due to flooding or erosion damage;
3.
The
susceptibility of the proposed facility and its contents to flood
damage and the effect of such damage on the individual owner;
4.
The
importance of the services provided by the proposed facility to the
community;
5.
The
availability of alternative locations for the proposed use which are
not subject to flooding or erosion damage;
6.
The
compatibility of the proposed use with existing and anticipated development;
7.
The
relationship of the proposed use to the comprehensive plan and floodplain
management program for that area;
8.
The
safety of access to the property in times of flood for ordinary and
emergency vehicles;
9.
The
expected heights, velocity, duration, rate of rise and sediment transport
of the floodwaters and the effects of wave action, if applicable,
expected at the site; and
10.
The costs of providing governmental services during and after flood
conditions, including maintenance and repair of public utilities and
facilities such as sewer, gas, electrical, and water systems, and
streets and bridges.
C.
Generally, variances may be issued for new construction and substantial improvements to be erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, provided subsections (B)(1) through (10) of this section have been fully considered. As the lot size increases beyond the one-half acre, the technical justification required for issuing the variance increases.
D.
Upon
consideration of the factors of this section and the purposes of this
chapter, the appeal board may attach such conditions to the granting
of variances as it deems necessary to further the purposes of this
chapter.
E.
The
city engineer shall maintain the records of all appeal actions and
report any variances to the Federal Insurance Administration up request.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
In all areas of special flood hazards the following standards
are required:
A.
All
new construction and substantial improvements shall be anchored to
prevent flotation, collapse or lateral movement of the structure resulting
from hydrodynamic and hydrostatic loads, including the effects of
buoyancy.
B.
All
manufactured homes shall be anchored to resist flotation, collapse,
or lateral movement by providing overthe-top and frame ties to ground
anchors. Specific requirements shall be that:
1.
Over-the-top
ties be provided at each of the four corners of the manufactured home,
with two additional ties per side at intermediate locations, with
manufactured homes more than fifty feet long requiring one additional
tie per side;
2.
Frame
ties be provided at each corner of the home with five additional ties
per side at intermediate points, with manufactured homes more than
fifty feet long requiring four additional ties per side;
3.
All
components of the anchoring system be capable of carrying a force
of four thousand eight hundred pounds; and
4.
Any
additions to the manufactured home be similarly anchored.
C.
All
new construction and substantial improvements shall be constructed
with materials resistant to flood damage.
D.
All
new construction and substantial improvements shall be constructed
using methods and practices that minimize flood damage.
E.
All
new construction and substantial improvements shall be constructed
with electrical, heating, ventilation, plumbing and air conditioning
equipment and other service facilities that are designed and/or located
so as to prevent water from entering or accumulating within the components
during conditions of flooding.
F.
Require
within Zones AH, AO or VO, adequate drainage paths around structures
on slopes to guide floodwaters around and away from proposed structures.
G.
Require
within flood-prone areas new and replacement water supply systems
to be designed to minimize or eliminate infiltration of floodwaters
into the system.
H.
Require
within flood-prone areas new and replacement sanitary sewage systems
be designed to minimize or eliminate infiltration of floodwaters into
the systems and discharge from the systems into floodwaters.
I.
On-site
waste disposal systems shall be located to avoid impairment to them
or contamination from them during flooding.
J.
All
subdivision proposals shall be consistent with the need to minimize
flood damage.
K.
All
subdivision proposals shall have public utilities and facilities such
as sewer, gas, electrical, and water systems located and constructed
to minimize flood damage.
L.
All
subdivision proposals shall have adequate drainage provided to reduce
exposure to flood damage.
M.
Base
flood elevation data shall be provided for subdivision proposals and
other proposed developments which contain at least fifty lots or five
acres (whichever is less).
N.
All
final subdivision plans will provide the elevation of proposed structure(s)
and pads. If the site if filled above the base flood, the final pad
elevation shall be certified by a registered professional engineer
or surveyor and provided to the floodplain administrator.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
In all areas of special flood hazards where base flood elevation data has been provided as set forth in Section 19.12.090, the following provisions are required:
A.
New
construction and substantial improvement of any residential structure
shall have the lowest floor, including basement, elevated above the
highest adjacent grade at least as high as the depth number specified
in feet on the FIRM, or at least two feet if no depth number is specified.
New construction and substantial improvement of any commercial, industrial
or other nonresidential structure shall either have the lowest floor,
including basement, elevated above the highest adjacent grade at least
as high as the depth number specified in feet on the FIRM, or at least
two feet if no depth number is specified or together with attendant
utility and sanitary facilities, shall:
1.
Be
floodproofed so that below the base flood level the structure is watertight
with walls substantially impermeable to the passage of water;
2.
Have
structural components capable of resisting hydrostatic and hydrodynamic
loads and effects of buoyancy;
3.
Be
certified by a registered civil engineer that the standards of this
subsection are satisfied. Such certifications shall be provided to
the city engineer.
B.
All
new construction and substantial improvements, that are fully enclosed
areas below the lowest floor that are subject to flooding shall be
designed to automatically equalize hydrostatic flood forces on exterior
walls by allowing for the entry and exit of floodwaters. Designs for
meeting this requirement must either be certified by a registered
professional engineer or meet or exceed the following minimum criteria:
1.
Either
a minimum of two openings having a total net area of not less than
one square inch for every square foot of enclosed area subject to
flooding shall be provided. The bottom of all openings shall be no
higher than one foot above grade. Openings may be equipped with screens,
louvers, valves or other coverings or devices provided that they permit
the automatic entry and exit of floodwaters; or
2.
Be
certified to comply with a local floodproofing standard approved by
the Federal Insurance Administration.
C.
Manufactured
homes shall be anchored in accordance with this section. New manufactured
home parks and manufactured home subdivisions; expansions to existing
manufactured home parks and manufactured home subdivisions; existing
manufactured home parks and manufactured home subdivisions where the
repair, reconstruction or improvement of the streets, utilities and
pads equals or exceeds fifty percent value of the streets, utilities
and pads before the repair, reconstruction or improvement has commenced;
and manufactured homes not placed in a manufactured home park or manufactured
home subdivision, require that:
1.
Stands
or lots are elevated on compacted fill or on pilings so that the lowest
floor of the manufactured home will be at or above the base flood
level;
2.
Adequate
surface drainage and access for a hauler are provided; and
3.
In
the instance of elevation of pilings, that: lots are large enough
to permit steps; piling foundations are placed in stable soil no more
than ten feet apart; and reinforcement is provided for pilings more
than six feet above the ground level.
D.
No
manufactured home shall be placed in a floodway, except in an existing
manufactured home park or existing manufactured home subdivision.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
Located within areas of special flood hazard established in Section 19.12.040 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwaters which carry debris, potential projectiles, and erosion potential, the following provisions apply:
A.
Encroachments,
including fill, new construction, substantial improvements, and other
development are prohibited unless certification by a registered civil
engineer is provided demonstrating that encroachments shall not result
in any increase in flood levels during the occurrence of the base
flood discharge.
B.
If subsection A of this section is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of this section.
C.
The
placement of manufactured homes is prohibited, except in an existing
manufactured home park or existing manufactured home subdivision.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
Located within the areas of special flood hazard established in Section 19.12.040 are areas designated as shallow flooding. These areas have special flood hazards associated with base flood depths of one to three feet where a clearly defined channel does not exist and where the path of flooding is unpredictable and indeterminate; therefore, the following provisions apply:
A.
All
new construction and substantial improvements of residential structures
shall have the lowest floor, including basement, elevated above the
crown of the nearest street to or above the depth number specified
on the community's FIRM.
B.
All
new construction and substantial improvements of nonresidential structures
shall:
1.
Have
the lowest floor, including basement, elevated above the crown of
the nearest street to or above the depth number specified on the FIRM;
or
2.
Together
with attendant utility and sanitary facilities be completely floodproofed
to or above that level so that any space below that level is watertight
with walls substantially impermeable to the passage of water and with
structural components having the capability of resisting hydrostatic
and hydrodynamic loads and effects of buoyancy.
(Ord. 380 § 1, 1987; Ord. 595 § 1, 2002; Ord. 678 § 1, 2008)
