(a)
Requirements for Buildings and Structures in Flood Hazard Areas.
Applications for building and structures within the scope of the building
code that are proposed in flood hazard areas shall comply with the
applicable requirements of the building code.
(b)
Detached Garages and Accessory Storage Structures. Detached
garages and accessory storage structures used only for parking or
storage are permitted below the base flood elevation provided the
garages and accessory storage structures:
(1)
Are one story and not larger than 600 square feet in area when
located in special flood hazard areas.
(2)
Are anchored to resist flotation, collapse or lateral movement
resulting from flood loads.
(3)
Have flood openings in accordance with the building code.
(4)
Have flood damage-resistant materials used below the base flood
elevation.
(5)
Have mechanical, plumbing and electrical systems, including
plumbing fixtures, elevated to or above the base flood elevation plus
one foot.
(c)
Utility and Miscellaneous Group U. Utility and miscellaneous
Group U includes buildings that are accessory in character and miscellaneous
structures not classified in any specific occupancy in the building
code, including, but not limited to, agricultural buildings, aircraft
hangars (accessory to a one- or two-family residence), barns, carports,
fences more than six feet (1,829 mm) high, grain silos (accessory
to a residential occupancy), greenhouses, livestock shelters, private
garages, retaining walls, sheds, stables, and towers. In addition
to the building code requirements for fire and life safety, the following
shall apply to utility and miscellaneous Group U buildings and structures
in flood hazard areas:
(1)
New construction and substantial improvement of such buildings
and structures shall be anchored to prevent flotation, collapse or
lateral movement resulting from flood loads, including the effects
of buoyancy, during conditions of the design flood.
(2)
New construction and substantial improvement of such buildings
and structures, when fully enclosed by walls, shall be elevated such
that the lowest floor, including basement, is elevated to or above
the design flood elevation in accordance with ASCE 24 or shall be
dry floodproofed in accordance with ASCE 24.
(3)
Unless dry floodproofed, fully enclosed areas below the design
flood elevation shall be constructed in accordance with ASCE 24 and
limited to parking, storage, and building access.
(4)
When fully enclosed by walls, flood openings shall be installed
in accordance with ASCE 24.
(5)
Flood damage-resistant materials shall be used below the design
flood elevation.
(6)
Mechanical, plumbing and electrical systems, including plumbing
fixtures, shall be located or installed in accordance with ASCE 24.
(Ord. 3220-23, 9/26/2023)
(a)
Minimum Requirements. Subdivision proposals in flood hazard
areas, including proposals for manufactured home parks and subdivisions,
shall be reviewed to determine that:
(1)
Such proposals are consistent with the need to minimize flood
damage and will be reasonably safe from flooding.
(2)
All public utilities and facilities, such as sewer, gas, electric, communications, and water systems are located and constructed to minimize or eliminate flood damage in accordance with Sections 16.62.320(b) and 16.62.320(c) of these regulations, as applicable, and appropriate codes.
(3)
Adequate drainage is provided to reduce exposure to flood hazards;
in Zones AH and AO, adequate drainage paths shall be provided to guide
floodwater around and away from proposed structures.
(b)
Subdivision Requirements. In addition to the requirements of subsection (a) of this section, where any portion of proposed subdivisions, including proposals for manufactured home parks and subdivisions, lies within a flood hazard area, the following shall be required:
(1)
The flood hazard area, including floodways, as appropriate,
shall be delineated on preliminary subdivision plats.
(2)
Where the subdivision has more than 50 lots or is larger than 5 acres and base flood elevations are not included on the FIRM, the base flood elevations determined in accordance with Section 16.62.130(b)(1)16.62.130(b)(1) of these regulations.
(3)
When, as part of a proposed subdivision, fill will be placed
to support buildings, the fill shall be placed in accordance with
the building code and approval of the subdivision shall require submission
of as-built elevations for each filled pad certified by a licensed
land surveyor or registered civil engineer.
(Ord. 3220-23, 9/26/2023)
(a)
Minimum Requirements. All proposed development in flood hazard
areas shall be reviewed to determine that:
(1)
Such proposals are consistent with the need to minimize flood
damage and will be reasonably safe from flooding.
(2)
Where the proposed development has more than 50 lots or is larger than 5 acres and base flood elevations are not included on the FIRM, the base flood elevations determined in accordance with Section 16.62.130(b)(1)16.62.130(b)(1) of these regulations.
(3)
All public utilities and facilities, such as sewer, gas, electric,
communications, and water systems are located and constructed to minimize
or eliminate flood damage.
(4)
Adequate drainage is provided to reduce exposure to flood hazards;
in Zones AH and AO, adequate drainage paths shall be provided to guide
floodwater around and away from proposed structures.
(b)
Sanitary Sewer Facilities. All new and replaced sanitary sewer
facilities, private sewage treatment plants (including all pumping
stations and collector systems) and on-site waste disposal systems
shall be designed in accordance with Chapter 7, ASCE 24, to minimize
or eliminate infiltration of floodwaters into the facilities and discharge
from the facilities into flood waters, and impairment of the facilities
and systems.
(c)
Water Supply Facilities. All new and replaced water supply facilities
shall be designed in accordance with the provisions of Chapter 7,
ASCE 24, to minimize or eliminate infiltration of floodwaters into
the systems.
(d)
Development in Floodways. Development, site improvements and land disturbing activity involving fill or regrading shall not be authorized in the floodway unless the floodway encroachment analysis required in Section 16.62.130(c)(1)16.62.130(c)(1) of these regulations demonstrates the proposed work will not result in any increase in the base flood level during occurrence of the base flood discharge.
(e)
Limitations on Placement of Fill. Subject to the limitations of these regulations, fill shall be designed to be stable under conditions of flooding including rapid rise and rapid drawdown of floodwaters, prolonged inundation, and protection against flood-related erosion and scour. In addition to these requirements, when intended to support buildings and structures, fill shall comply with the requirements of the building code. The placement of fill intended to change base flood elevations, change floodway boundaries, or change boundaries of flood hazard areas shown on FIRMs shall be subject to the requirements of Section 16.62.130(d) of these regulations.
(Ord. 3220-23, 9/26/2023)
(a)
Installation. All manufactured homes installed in flood hazard
areas shall be installed by an installer that is licensed pursuant
to the Business and Professions Code and shall comply with the requirements
of the Department of Housing and Community Development (HCD) and the
requirements of these regulations. Permits from the HCD are required
where the HCD is the enforcement agency for installation of manufactured
homes. In addition, the requirements of this section 16.32.330 apply
when the city has enforcement authority. Upon completion of installation
and prior to the final inspection by the floodplain administrator,
the installer shall submit certification of the elevation of the manufactured
home, prepared by a licensed land surveyor or registered civil engineer,
to the floodplain administrator.
(b)
Foundations. All new and replacement manufactured homes, including substantial improvement of manufactured homes installed in flood hazard areas shall be installed on permanent, reinforced foundations that are designed in accordance with the foundation requirements of Section R322.2 of the residential code (CCR Title 24 Part 2.5) and these regulations. Foundations for manufactured homes subject to subsection (e) of this section are permitted to be reinforced piers or other foundation elements of at least equivalent strength.
(c)
Anchoring. All new and replacement manufactured homes to be
placed or substantially improved in a flood hazard area shall be installed
using methods and practices which minimize flood damage and shall
be securely anchored to an adequately anchored foundation system to
resist flotation, collapse and lateral movement. Methods of anchoring
are authorized to include, but are not limited to, use of over-the-top
or frame ties to ground anchors. This requirement is in addition to
applicable state and local anchoring requirements for resisting wind
loads and seismic loads.
(d)
General Elevation Requirement. Unless subject to the requirements of subsection (e) of this section, all manufactured homes that are placed, replaced, or substantially improved on sites located: (i) outside of a manufactured home park or subdivision; (ii) in a new manufactured home park or subdivision; (iii) in an expansion to an existing manufactured home park or subdivision; or (iv) in an existing manufactured home park or subdivision upon which a manufactured home has incurred "substantial damage" as the result of a flood, shall be elevated such that the lowest floor, or bottom of the lowest horizontal member of the lowest floor, as applicable to the flood hazard area, is at or above the base flood elevation plus one foot.
(e)
Elevation Requirement for Certain Existing Manufactured Home Parks and Subdivisions. Manufactured homes that are not subject to subsection (d) of this section, including manufactured homes that are placed, replaced, or substantially improved on sites located in an existing manufactured home park or subdivision, unless on a site where substantial damage as a result of flooding has occurred, shall be elevated such that the lowest floor, or bottom of the lowest horizontal structural member, as applicable to the flood hazard area, is at or above the base flood elevation plus one foot.
(f)
Flood-Damage-Resistant Materials. Materials below elevated manufactured
homes shall comply with the flood-damage-resistant materials requirements
of Section R322 of the residential code (CCR Title 24 Part 2.5).
(g)
Enclosures. Fully enclosed areas below elevated manufactured
homes shall comply with the enclosed area requirements of Section
R322 of the residential code (CCR Title 24 Part 2.5).
(h)
Protection of Mechanical Equipment and Outside Appliances. Mechanical
equipment and outside appliances shall be elevated to or above the
lowest floor plus one foot or bottom of the lowest horizontal structural
member of the manufactured home plus one foot, as applicable to the
flood hazard area.
(1)
Exception. Where such equipment and appliances are designed
and installed to prevent water from entering or accumulating within
their components and the systems are constructed to resist hydrostatic
and hydrodynamic loads and stresses, including the effects of buoyancy,
during the occurrence of flooding up to the elevation required by
subsections (d) or (e) of this section, as applicable, the systems
and equipment shall be permitted to be located below that elevation.
Electrical wiring systems shall be permitted below the design flood
elevation provided they conform to the provisions of NFPA 70 (National
Electric Code).
(Ord. 3220-23, 9/26/2023; Ord.
3224-24, 2/27/2024)
(a)
Temporary Placement. Recreational vehicles in flood hazard areas,
shall be placed on a site for less than 180 consecutive days or shall
be fully licensed and ready for highway use. Ready for highway use
means the recreational vehicle is on wheels or jacking system, is
attached to the site only by quick disconnect type utilities and security
devices, and has no permanently attached additions, such as rooms,
stairs, decks and porches.
(Ord. 3220-23, 9/26/2023)
(a)
General Requirements for Other Development. All development,
including man-made changes to improved or unimproved real estate for
which specific provisions are not specified in these regulations or
the building code, shall:
(1)
Be located and constructed to minimize flood damage.
(2)
Meet the limitations of Section 16.62.320(d) of these regulations when located in a regulated floodway.
(3)
Be anchored to prevent flotation, collapse or lateral movement
resulting from hydrostatic loads, including the effects of buoyancy,
during conditions of the design flood.
(4)
Be constructed of flood damage-resistant materials.
(5)
Have mechanical, plumbing, and electrical systems above the
design flood elevation or meet the requirements of ASCE 24, except
that minimum electric service required to address life safety and
electric code requirements is permitted below the design flood elevation
provided it conforms to the provisions of the electrical part of the
building code for wet locations.
(b)
Tanks. Tanks that serve buildings shall comply with the requirements
of the building code. Underground and above-ground tanks that serve
other purposes shall be designed, constructed, installed and anchored
in accordance with ASCE 24.
(c)
Requirements for Temporary Structures and Temporary Storage
in Flood Hazard Areas. Temporary structures shall be erected for a
period of less than 180 days and temporary storage of goods and materials
shall be permitted for a period of less than 180 days. Extensions
may be granted in accordance with the building code. In addition,
the following apply:
(1)
Temporary structures shall be anchored to prevent flotation,
collapse or lateral movement resulting from hydrostatic loads, including
the effects of buoyancy, during conditions of the design flood. Fully
enclosed temporary structures shall have flood openings that are in
accordance with ASCE 24 to allow for the automatic entry and exit
of flood waters.
(2)
Temporary stored materials shall not include hazardous materials.
(3)
The requirements of Section 16.62.320(d) of these regulations, when located in floodways.
(d)
Fences in Floodways. Fences in floodways that have the potential to block the passage of floodwaters, such as stockade fences and wire mesh fences, shall meet the limitations of Section 16.62.320(d) of these regulations.
(e)
Retaining Walls, Sidewalks and Driveways in Floodways. Retaining walls and sidewalks and driveways that involve placement of fill in floodways shall meet the limitations of Section 16.62.320(d) of these regulations and the requirements for site grading in Chapter 18 of the building code.
(f)
Roads and Watercourse Crossings in Floodways. Roads and watercourse crossings that encroach into floodways or riverine waterways with base flood elevations where floodways have not been designated, including roads, bridges, culverts, low-water crossings and similar means for vehicles or pedestrians to travel from one side of a watercourse to the other side shall meet the limitations of Section 16.62.320(d) of these regulations. Alteration of a watercourse that is part of work proposed for a road or watercourse crossing shall meet the requirements of Section 16.62.130(c)(3)16.62.130(c)(3) of these regulations.
(g)
Swimming Pools. Above-ground swimming pools, on-ground swimming pools, and in-ground swimming pools that involve placement of fill in floodways shall meet the requirements of Section 16.62.320(d) of these regulations.
(Ord. 3220-23, 9/26/2023)
(a)
Flood Control Projects; General. Where the city has regulatory
jurisdiction over a flood control project, then in addition to applicable
federal, state and other local permits, to the city shall examine
the impact on flood hazard areas, floodways, and base flood elevations
shown on the FIRM. Unless otherwise authorized by separate regulations,
issuance of this approval does not address the sufficiency of the
structural elements of the proposed flood control project. Approval
for floodplain development and building permits in areas affected
by proposed flood control projects shall not be issued based on Conditional
Letters of Map Revision issued by FEMA.
(b)
Flood Control Projects; Applications. Applications for approval
of flood control projects shall include documentation including but
not limited to:
(1)
Site plan or document showing the existing topography and the
boundaries of the flood hazard areas, floodway boundaries, and base
flood elevations shown on the FIRM.
(2)
Site plan or document showing the proposed topography and the
proposed changes to the boundaries of the flood hazard areas, floodway
boundaries, and base flood elevations.
(3)
The documentation submitted to FEMA for a Conditional Letter
of Map Revision (CLOMR) and, if issued, the Conditional Letter of
Map Revision. Submittal requirements and processing fees shall be
the responsibility of the applicant. A CLOMR is required when a proposed
flood control project alters a floodway and increases base flood elevations
greater than zero feet, or alters a watercourse a riverine flood hazard
area for which base flood elevations are included in the Flood Insurance
Study or on the FIRM and floodways have not been designated and increases
base flood elevations more than one foot.
(Ord. 3220-23, 9/26/2023)
