The recommendations of the geologic hazards assessment, full geologic report, and/or the recommendations of other technical reports (if evaluated and authorized by the Planning Director), shall be included as permit conditions of any permit or approvals subsequently issued for the development. In addition, the requirements described below for specific geologic hazards shall become standard conditions for development, building and land division permits and approvals. No development, building and land division permits or approvals shall be issued, and no final maps or parcel maps shall be recorded, unless such activity is in compliance with the requirements of this section.
(A) General. If a project is not subject to geologic review because the structure is nonhabitable and is not otherwise considered to be development under this chapter, a declaration of restrictions for the nonhabitable structure shall be recorded that includes an acknowledgment that any change of use to a habitable use, or physical conversion to habitable space, shall be subject to the provisions of this chapter.
(B) Fault Zones.
(1) Location. Development shall be located away from potentially hazardous areas as identified by the geologic hazards assessment or full geologic report.
(2) Setbacks. Habitable structures shall be set back a minimum of 50 feet from the edge of the area of fault induced offset and distortion of active and potentially active fault traces. This setback may be reduced to a minimum of 25 feet from the edge of this zone, based upon paleoseismic studies that include observation trenches. Reductions of the required setback may only occur when both the consulting engineering geologist preparing the study and the County Geologist observe the trench and concur that the reduction is appropriate. Critical structures and facilities shall be set back a minimum of 100 feet from the edge of the area of fault induced offset and distortion of active and potentially active fault traces.
(3) Notice of Hazards. The developer and/or subdivider of a parcel or parcels in an area of geologic hazards shall be required, as a condition of development approval and building permit approval, to record a declaration of geologic hazards with the County Recorder. The declaration shall include a description of the hazards on the parcel, and the level of geologic and/or geotechnical investigation conducted.
(4) Other Conditions. Other permit conditions, including but not limited to project redesign, elimination of building sites, and the delineation of development envelopes, building setbacks and foundation requirements, shall be required as deemed necessary by the Planning Director.
(C) Groundshaking.
(1) New Dams. Dams shall be constructed according to high seismic design standards of the Dam Safety Act and as specified by structural engineering studies.
(2) Public Facilities and Critical Structures and Facilities. All new public facilities and critical structures shall be designed to withstand the expected groundshaking during the design earthquake on the San Andreas fault or San Gregorio fault.
(3) Other Conditions. Other permit conditions including but not limited to structural and foundation requirements shall be required as deemed necessary by the Planning Director.
(D) Liquefaction Potential.
(1) Permit Conditions. Permit conditions including, but not limited to, project redesign, elimination of building sites, delineation of development envelopes and drainage and foundation requirements shall be required as deemed necessary by the Planning Director.
(2) Notice of Hazards. The developer and/or subdivider of a parcel or parcels in an area of geologic hazards shall be required, as a condition of development approval and building permit approval, to record a declaration of geologic hazards with the County Recorder. The declaration shall include a description of the hazards on the parcel, and the level of geologic and/or geotechnical investigation conducted.
(E) Slope Stability.
(1) Location. All development activities shall be located away from potentially unstable areas as identified through the geologic hazards assessment, full geologic report, soils report or other environmental or technical assessment.
(2) Creation of New Parcels. Allow the creation of new parcels in areas with potential slope instability as identified through a geologic hazards assessment, full geologic report, soils report or other environmental or technical assessment only under the following circumstances:
(a) New building sites, roadways, and driveways shall not be permitted on or across slopes exceeding 30 percent grade.
(b) A full geologic report and any other appropriate technical report shall demonstrate that each proposed parcel contains at least one building site and access which are not subject to significant slope instability hazards, and that public utilities and facilities such as sewer, gas, electrical and water systems can be located and constructed to minimize landslide damage and not cause a health hazard.
(c) New building sites shall not be permitted which would require the construction of engineered protective structures such as retaining walls, diversion walls, debris walls or slough walls designed to mitigate potential slope instability problems such as debris flows, slumps or other types of landslides.
(3) Drainage. Drainage plans designed to direct runoff away from unstable areas (as identified from the geologic hazards assessment or other technical report) shall be required. Such plans shall be reviewed and approved by the County Geologist.
(4) Leach Fields. Septic leach fields shall not be permitted in areas subject to landsliding as identified through the geologic hazards assessment, environmental assessment, or full geologic report.
(5) Road Reconstruction. Where washouts or landslides have occurred on public or private roads, road reconstruction shall meet the conditions of appropriate geologic, soils and/or engineering reports and shall have adequate engineering supervision.
(6) Notice of Hazards. The developer and/or subdivider of a parcel or parcels in an area of geologic hazards shall be required to record a declaration of geologic hazards with the County Recorder. The declaration shall include a description of the hazards on the parcel, and the level of geologic and/or geotechnical investigation conducted.
(7) Other Conditions. Other permit conditions including but not limited to project redesign, building site elimination and the development of building and septic system envelopes, building setbacks and foundation and drainage requirements shall be required as deemed necessary by the Planning Director.
(F) Floodplains.
(1) Critical and Public Facilities. Critical facilities and nonessential public structures and additions shall be located outside of the 100-year floodplain unless such facilities are necessary to serve existing uses, there is no other feasible location and construction of these structures will not increase hazards to life or property within or adjacent to the floodplain.
(2) Creation of New Parcels. Allow the creation of new parcels including those created by minor land division or subdivision in the 100-year floodplain only under the following circumstances:
(a) A full hydrologic report and any other appropriate technical report must demonstrate that each proposed parcel contains at least one building site, including a septic system and leach field site, which is not subject to flood hazard, and that public utilities and facilities such as sewer, gas, electrical and water systems can be located and constructed to minimize flood damage and not cause a health hazard.
(b) A declaration indicating the limits and elevations of the 100-year floodplain certified by a registered professional engineer or surveyor must be recorded with the County Recorder.
(c) Adequate drainage to reduce exposure to flood hazards must be provided.
(d) Preliminary land division proposals shall identify all flood hazard areas and the elevation of the base flood.
(3) Development Criteria and Design Requirements. All development within the 100-year floodplain shall meet the following criteria. Any addition, repair, reconstruction, rehabilitation, alteration, or improvement of structures for which building permits were issued prior to April 15, 1986, when subject to the definition of "cumulative improvement," does not meet the definition of "substantial improvement" (pursuant to SCCC §
16.10.040(18) and
(65)), is exempt from this section.
(a) Location of proposed structures outside of the 100-year floodplain when a buildable portion of the property exists outside the floodplain;
(b) Anchoring of foundations and the structures attached to them by a method adequate to prevent flotation, collapse and lateral movement of the structures due to the forces that may occur during the base flood, including hydrostatic and hydrodynamic loads and the effects of buoyancy.
A project involving a manufactured home shall achieve this by one of the following methods:
(i) By providing an anchoring system designed to withstand horizontal forces of 15 pounds per square foot and uplift forces of nine pounds per square foot; or
(ii) By the anchoring of the unit's system, designed to be in compliance with the Department of Housing and Development Mobile Home Construction and Safety Standards;
(c) Shall be constructed with materials and utility equipment resistant to flood damage and using construction methods and practices that minimize flood damage;
(d) Shall be constructed with electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities that are designed and/or located to prevent water from entering or accumulating within the components during conditions of flooding;
(e) In flood zones A-O and A-H, provide drainage paths adequate to guide water away from structures and reduce exposure to flood hazards;
(f) For residential structures, including manufactured homes, the lowest floor, including the basement, and the top of the highest horizontal structural member (joist or beam) which provides support directly to the lowest floor, and all elements that function as a part of the structure, such as furnace, hot water heater, etc., shall be elevated at least one foot above the 100-year flood level. Foundations shall be designed to minimize flood water displacement and flow damage. Where a piling or caisson foundation system is used the space below the lowest floor shall be free of obstruction or be enclosed with wood-constructed lattice work or screens designed to collapse or be carried away under the stress of flood waters without jeopardizing the structural support of the building. Compliance with the elevation requirement shall be certified by a registered professional engineer, architect, or surveyor and submitted to the Planning Director prior to a subfloor building inspection. Failure to submit elevation certification may be cause to issue a stop work notice for a project. The Planning Director will maintain records of compliance with elevation requirements;
(g) Nonresidential structures shall be floodproofed if elevation above the 100-year flood level in accordance with subsection
(F)(3)(f) of this section is not feasible. Floodproofed structures shall:
(i) Be floodproofed so that below an elevation one foot higher than the 100-year flood level, the structure is watertight with walls substantially impermeable to the passage of water based on structural designs, specifications and plans developed or reviewed by a registered professional engineer or architect;
(ii) Be capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
(iii) Be certified by a registered professional engineer or architect that floodproofing standards and requirements have been complied with; the certification shall be submitted to the Planning Director and shall indicate the elevation to which floodproofing was achieved prior to a final building inspection. The Planning Director shall maintain records of compliance with floodproofing requirements;
(h) In flood zone AO, residential structures shall have the lowest floor at or above the highest adjacent grade, at least as high as the depth number given on the FIRM, and nonresidential structures, where elevation is not feasible, shall have the lowest floor completely floodproofed at or above the highest adjacent grade, at least as high as the depth number given on the FIRM;
(i) Fully enclosed areas below the lowest floor that are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls allowing for the entry and exit of flood waters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect, or shall provide 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. 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 flood waters. Nonresidential structures that are floodproofed in compliance with subsection
(F)(3)(g) of this section are an exception to this requirement.
(4) Recreational Vehicles. RVs that are placed on a site that is within the A, A1—A30, AH, AO or AE zones as designated in the FIS, and that are not fully licensed and highway ready, shall meet the criteria given in subsections
(F)(3)(b) and
(3)(f) of this section, unless they are on the site for less than 180 consecutive days. For the purposes of this chapter, "highway ready" means on wheels or jacking system, attached to the site by quick disconnect type utilities and security devices, and having no attached additions.
(5) Septic Systems. New septic systems and leach fields shall not be located within the 100-year floodplain. The capacity of existing septic systems in the floodplain shall not be increased.
(6) Water Supplies and Sanitary Sewage Systems. All new and replacement water supplies and sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the systems and discharge from the systems into flood waters.
(7) Placement of Fill. Allow the placement of fill within the 100-year floodplain in the minimum amount necessary, not to exceed 50 cubic yards. Fill shall only be allowed if it can be demonstrated that the fill will not have cumulative adverse impacts.
(8) Flood Control Structures. Flood control structures shall be permitted only to protect existing development (including agricultural operations) where no other alternative is feasible or where such protection is needed for public safety. Such structures shall not adversely affect sand supply, increase erosion or cause flooding on adjacent properties or restrict stream flows below minimums necessary to maintain fish and wildlife habitats or be placed further than necessary from the development requiring protection.
(9) Notice of Hazards. The developer and/or subdivider of a parcel or parcels in an area of geologic or flood hazards shall be required, as a condition of development approval and building permit approval, to record a declaration of geologic hazards with the County Recorder. The declaration shall include a description of the hazards on the parcel or parcels and the level of prior hydrologic or geologic investigation conducted.
(10) Other Conditions. Other permit conditions, including but not limited to project redesign, building site elimination, development of building and septic envelopes, and foundation requirements shall be required as deemed necessary by the Planning Director. When base flood elevation data are not provided in the flood insurance study, the Planning Director shall obtain, review, and reasonably utilize the best base flood data available from Federal, State or other sources, as a basis for elevating residential structures and floodproofing nonresidential structures, to at least one foot above the base flood level. Residential structures shall be elevated no less than two feet above natural grade when base flood data do not exist. Nonresidential structures may elevate or flood proof to meet this standard.
(11) Alteration or Relocation of Watercourse. Adjacent communities, the California Department of Water Resources and the Federal Emergency Management Agency shall be notified prior to any alteration or relocation of a major watercourse. The flood carrying capacity of any altered or relocated watercourses must be maintained.
(12) Permit Requirements. All other required State and Federal permits must be obtained.
(G) Permit Conditions—Floodways. Located within areas of special flood hazard as established in SCCC §
16.10.025, and within some areas not mapped as part of the flood insurance study, are areas designated as floodways (see also SCCC §
16.10.040(30)). The floodway is an extremely hazardous area due to the quantity and velocity of flood waters, the amount of debris which may be transported, and the high potential for erosion during periods of large stream flows. In the floodway the following provisions apply:
(1) Development and Building within Floodway Prohibited. All development activity, except for the reconstruction, repair, alteration or improvement of an existing structure, is prohibited within the floodway unless exempted by State or Federal laws. Any encroachment which would cause any increase in the base flood level is prohibited.
(2) Sites Where Floodway Not Established. Where the Flood Insurance Study or other technical report has identified a flood hazard area but has not designated a floodway, the applicant must demonstrate, through hydrologic analysis, that the project will not adversely affect the carrying capacity of the area. For the purposes of this chapter, "adversely affects" means that the cumulative effect of the proposed development, when combined with all other existing and anticipated development in the watershed, will increase the water surface elevation of the base flood more than one foot at any point. The hydrologic analysis must identify the boundaries of the floodway, and the project must comply with the provisions of subsection
(G)(1) of this section.
(3) Setback from Floodway. Where neither a base flood elevation nor a floodway has been identified by the flood insurance study or by a site-specific hydrologic study, a minimum setback of 20 feet from the top edge of the banks of a drainage course shall be maintained, and all activity that takes up flood storage area within this setback shall be prohibited. This floodway setback may be reduced by the Planning Director only if a full hydrologic analysis identifies the boundaries of the floodway, demonstrates that a smaller setback will not increase the susceptibility of the proposed activity to flood-related hazards, and there is no alternative location outside of the 20-foot setback. (See also Chapter 16.30 SCCC, Riparian Corridor and Wetlands Protection, for vegetation-related setbacks from streams.)
(4) Location of Septic Systems. New septic systems and leach fields shall not be located in the floodway. The capacity of existing systems in the floodway shall not be increased.
(5) Alteration of Structures in Floodway. Reconstruction, repair, alteration or improvement of a structure in a floodway shall not cause any increase in the base flood elevation. Substantial improvements, regardless of cause, shall only be permitted in accordance with subsection
(F) of this section. Repair, reconstruction, alteration, or replacement of a damaged structure which does not exceed the ground floor square area of the structure before the damage occurred shall not be considered an increase in the base flood elevation.
(6) Permit Requirements. All other required local, State and Federal permits must be obtained.
(H) Coastal Bluffs and Beaches.
(1) Criteria in Areas Subject to Coastal Bluff Erosion. Projects in areas subject to coastal bluff erosion shall meet the following criteria:
(a) For all development and for nonhabitable structures, demonstration of the stability of the site, in its current, pre-development application condition, for a minimum of 100 years as determined by either a geologic hazards assessment or a full geologic report.
(b) For all development, including that which is cantilevered, and for nonhabitable structures, a minimum setback shall be established at least 25 feet from the top edge of the coastal bluff, or alternatively, the distance necessary to provide a stable building site over a 100-year lifetime of the structure, whichever is greater.
(c) The determination of the minimum setback shall be based on the existing site conditions and shall not take into consideration the effect of any proposed protection measures, such as shoreline protection structures, retaining walls, or deep piers.
(d) Foundation replacement and/or foundation upgrades that meet the definition of development per SCCC §
16.10.040(19) and pursuant to SCCC §
16.10.040(18) shall meet the setback described in subsection
(H)(1) of this section, except that an exception to the setback requirement may be granted for existing structures that are wholly or partially within the setback, if the Planning Director determines that:
(i) The area of the structure that is within the setback does not exceed 25 percent of the total area of the structure; or
(ii) The structure cannot be relocated to meet the setback because of inadequate parcel size.
(e) Additions, including second story and cantilevered additions, shall comply with the minimum 25-foot and 100-year setback.
(f) The developer and/or the subdivider of a parcel or parcels in an area subject to geologic hazards shall be required, as a condition of development approval and building permit approval, to record a declaration of geologic hazards with the County Recorder. The declaration shall include a description of the hazards on the parcel and the level of geologic and/or geotechnical investigation conducted.
(g) Approval of drainage and landscape plans for the site by the County Geologist.
(h) Service transmission lines and utility facilities are prohibited unless they are necessary to serve existing residences.
(i) All other required local, State and Federal permits shall be obtained.
(2) Exemption.
(a) Any project which does not specifically require a building permit pursuant to subsection
(B) of this section is exempt from subsection
(H)(1) of this section, with the exception of: nonhabitable accessory structures that are located within the minimum 25-foot setback from the coastal bluff where there is space on the parcel to accommodate the structure outside of the setback, above-ground pools, water tanks, projects (including landscaping) which would unfavorably alter drainage patterns, and projects involving grading.
For the purposes of this section, "the unfavorable alteration of drainage" is defined as a change that would significantly increase or concentrate runoff over the bluff edge or significantly increase infiltration into the bluff. "Grading" is defined as any earthwork other than minor leveling, of the scale typically accomplished by hand, necessary to create beneficial drainage patterns or to install an allowed structure, that does not excavate into the face or base of the bluff.
Examples of projects which may qualify for this exemption include: decks which do not require a building permit and do not unfavorably alter drainage, play structures, showers (where runoff is controlled), benches, statues, landscape boulders, benches, and gazebos which do not require a building permit.
(b) If a structure that is constructed pursuant to this exemption subsequently becomes unstable due to erosion or slope instability, the threat to the exempted structure shall not qualify the parcel for a coastal bluff retaining structure or shoreline protection structure. If the exempted structure itself becomes a hazard it shall either be removed or relocated, rather than protected in place.
(3) Shoreline protection structures shall be governed by the following:
(a) Shoreline protection structures shall only be allowed on parcels where both adjacent parcels are already similarly protected, or where necessary to protect existing structures from a significant threat, or on vacant parcels which, through lack of protection threaten adjacent developed lots, or to protect public works, public beaches, and coastal dependent uses.
Note: New shoreline protection structures shall not be allowed where the existing structure proposed for protection was granted an exemption pursuant to subsection
(H)(2) of this section.
(b) Seawalls, specifically, shall only be considered where there is a significant threat to an existing structure and both adjacent parcels are already similarly protected.
(c) Application for shoreline protective structures shall include thorough analysis of all reasonable alternatives to such structures, including but not limited to relocation or partial removal of the threatened structure, protection of only the upper bluff area or the area immediately adjacent to the threatened structure, beach nourishment, and vertical walls. Structural protection measures on the bluff and beach shall only be permitted where nonstructural measures, such as relocating the structure or changing the design, are infeasible from an engineering standpoint or are not economically viable.
(d) Shoreline protection structures shall be placed as close as possible to the development or structure requiring protection.
(e) Shoreline protection structures shall not reduce or restrict public beach access, adversely affect shoreline processes and sand supply, adversely impact recreational resources, increase erosion on adjacent property, create a significant visual intrusion, or cause harmful impacts to wildlife or fish habitat, archaeologic or paleontologic resources. Shoreline protection structures shall minimize visual impact by employing materials that blend with the color of natural materials in the area.
(f) All protection structures shall meet approved engineering standards as determined through environmental review.
(g) All shoreline protection structures shall include a permanent, County approved, monitoring and maintenance program.
(h) Applications for shoreline protection structures shall include a construction and staging plan that minimizes disturbance to the beach, specifies the access and staging areas, and includes a construction schedule that limits presence on the beach, as much as possible, to periods of low visitor demand. The plan for repair projects shall include recovery of rock and other material that has been dislodged onto the beach.
(i) All other required local, State and Federal permits shall be obtained.
(4) Alteration of Damaged Structures. Reconstruction, repair, rebuilding, replacement, alteration, improvement, or addition to damaged structures located on a coastal bluff shall proceed according to the following chart:
Extent of Damage | 50% or More of the Value of Structure | Less Than 50% of the Value of Structure |
|---|
Cause of Damage (horizontal axis) | Coastal Hazards and Slope Instability | All Other Causes (fire, etc.) | Coastal Hazards and Slope Instability | All Other Causes (fire, etc.) |
|---|
Location of Existing Structure (vertical axis) |
|---|
Existing structure meets setback (less than 10% extends into setback). | Meet all regulations. | Exempt from regulations if repaired/replaced in kind. Otherwise meet all regulations. | Exempt from regulations if repaired/replaced in kind. Otherwise meet all regulations. | Exempt from regulations if repaired/replaced in kind. Otherwise meet all regulations. |
Existing structure does not meet setback but could by relocating. | Meet all regulations, including setback for existing structure. | To repair or replace in kind, meet all regulations except setback. Otherwise meet all regulations, including prescribed minimum setback. | Exempt from regulations if repaired/replaced in kind. Otherwise meet all regulations, including prescribed minimum setback. | Exempt from regulations if repaired/replaced in kind. Otherwise meet all regulations, including prescribed minimum setback. |
Existing structure does not meet setback and cannot meet setback by relocating. | If hazard can be mitigated to provide stability for a period of 100 years, repair or replace in kind. Meet all regulations except setback. Cannot be rebuilt, even in kind, if hazard cannot be mitigated to a level that provides stability for a period of 100 years. | May repair or replace in kind. To repair or replace in kind, meet all regulations except setback. Hazards shall be mitigated to a level that provides stability for a period of 100 years, if feasible. Projects in excess of "in-kind" shall meet all regulations, including prescribed minimum setback. | May repair or replace in kind. Hazards shall be mitigated to a level that provides stability for a period of 100 years, if feasible. Projects in excess of "in-kind" shall meet all regulations. | May repair or replace in kind. To repair or replace in kind, meet all regulations except setback. Hazards shall be mitigated to a level that provides stability for a period of 100 years, if feasible. Projects in excess of "in-kind" shall meet all regulations including prescribed minimum setback. |
Public beach facilities are exempt from the provisions of this chart. |
(5) Coastal High Hazard Area Development Criteria. All development, specifically including the placement of and construction on manufactured homes, shall meet the following criteria. For structures that had a building permit issued prior to April 15, 1986, any addition, repair, reconstruction, rehabilitation, alteration, or improvement, which, when subject to the definition of "cumulative improvement," does not meet the definition of "substantial improvement" (pursuant to SCCC §
16.10.040(18) and
(65)), is exempt from this section.
(a) Demonstration that the potential hazards on the site can be mitigated, over the 100-year lifetime of the structure, as determined by the geologic hazards assessment or full geologic report and any other appropriate technical reports. Mitigations can include but are not limited to building setbacks, elevation of the proposed structure and foundation design;
(b) Location of the proposed structure landward of the reach of mean high tide and outside of the area of storm wave inundation where a buildable portion of the property is outside of the area of storm wave inundation;
(c) Elevation of all structures (including manufactured homes) on pilings and columns so that the bottom of the lowest portion of the lowest structural member of the lower floor (excluding the pilings or columns) and elements that function as part of the structure, such as furnace, hot water heater, etc., are elevated to or above the base flood level;
(d) Anchoring of the pile or column foundation and structure attached thereto to prevent flotation, collapse and lateral movement due to the effect of wind and water loads acting simultaneously on all building components. Wind and water loading values shall each have a one percent chance of being equaled or exceeded in any given year (100-year mean recurrence interval);
(e) A registered professional engineer or architect shall develop or review the structural design, specifications and plans for the construction, and shall certify that the design and methods of construction to be used are in accordance with accepted standards of practice for meeting the provisions of subsections
(H)(5)(c) and
(d) of this section prior to permit issuance;
(f) The space below the lowest floor shall either be free of obstruction or constructed with nonsupporting breakaway walls, open wood lattice-work or insect screening intended to collapse under wind and water loads without causing collapse, displacement or other structural damage to the elevated portion of the building or supporting foundation system. For the purposes of this section, a breakaway wall shall be of nonmasonry construction and have a design safe loading resistance of not less than 10 and no more than 20 pounds per square foot. Use of breakaway walls which do not meet the above material and strength criteria may be permitted only if a registered professional engineer or architect certifies that the designs proposed will permit the breakaway wall to collapse under a water load less than that which would occur during the base flood and that the elevated portion of the building or supporting foundation system shall not be subject to collapse, displacement or other structural damage due to the effects of wind and water loads acting simultaneously on all building components. Such enclosed space shall be useable solely for vehicle parking, building access or storage, and shall not be a finished area or habitable area;
(g) The use of fill for structural support of buildings is prohibited;
(h) The alteration of sand dunes which would increase potential flood damage is prohibited;
(i) Compliance with the provisions of subsections
(H)(5)(c) and
(d) of this section shall be certified by a registered professional engineer or architect and submitted to the Planning Director when the foundation work has been completed. Failure to submit elevation and structural certification may be cause to issue a stop-work notice for a project. The Planning Director shall maintain records of compliance with the elevation requirements;
(j) Recreational vehicles that are placed on a site that is within the V, V1—V30, or VE zones as designated in the FIS, and that are not fully licensed and highway ready, must meet all the provisions of subsection
(H)(5) of this section unless they are on the site for less than 180 consecutive days. For the purposes of this chapter, "highway ready" means on wheels or jacking system, attached to the site by quick disconnect utilities and security devices, and having no attached additions;
(k) Determination by the Planning Director on the basis of the geologic hazards assessment or geologic report that the mitigation of the hazards on the site is not dependent on shoreline protection structures except on lots where both adjacent parcels are already similarly protected;
(l) The developer and/or the subdivider of a parcel or parcels in an area subject to geologic hazards shall be required, as a condition of development approval and building permit approval, to record a declaration of geologic hazards with the County Recorder. The declaration shall include a description of the hazards on the parcel, and the level of geologic and/or geotechnical investigation conducted;
(m) All other required State and Federal permits must be obtained.
(6) New Critical Structures and Facilities. Construction of critical structures and facilities, including the expansion of existing critical structures and facilities, and nonessential public structures shall be located outside areas subject to coastal hazards; unless such facilities are necessary to serve existing uses, there is no other feasible location, and construction of these structures will not increase hazards to life and property within or adjacent to coastal inundation areas.
(7) Creation of New Parcels and Location of New Building Sites. New parcels or building sites created by minor land divisions, subdivisions or development approvals or permits, and multi-residential structures in coastal hazard areas shall conform to the following criteria:
(a) Demonstration by a full geologic report that each proposed building site on the parcel is not subject to any potential hazards and that each site meets the minimum setback given in subsection
(H)(1) of this section;
(b) Determination by the Planning Director based on the geologic report that the long-term stability and safety of the development does not depend on or require shoreline protection structures;
(c) The proposed development does not reduce or restrict public access and the proposed development does not require the construction of public facilities, structures, or utility transmission lines in coastal hazard areas or within the 25-foot or 100-year stability (whichever is greater) setback;
(d) The developer and/or the subdivider of a parcel or parcels in an area subject to geologic hazards shall be required, as a condition of development approval and building permit approval, to record a declaration of geologic hazards with the County Recorder. The declaration shall include a description of the hazards on the parcel and the level of geologic and/or geotechnical investigation conducted.
(8) Other Conditions. Other permit conditions including, but not limited to, project redesign, building site elimination, delineation of building and septic system envelopes, building elevation, foundation requirements and drainage plans shall be required as deemed necessary by the Planning Director.
(Ord. 2088, 1975; Ord. 2185, 1975; Ord. 2258, 1976; Ord. 2580, 1978; Ord. 2631, 1978; Ord. 3340 § 1, 1982; Ord. 3437 §§ 2, 3, 4, 1983; Ord. 3598 § 1, 1984; Ord. 3635 § 2, 1985; Ord. 3808 § 3, 1986; Ord. 3892 § 3, 1988; Ord. 3997 §§ 3–8, 1989; Ord. 4071 §§ 1–4, 1990; Ord. 4346 § 66, 1994; Ord. 4518-C § 2, 1999; Ord. 4836 § 121, 2006)