(A) 
New structures within the scope of the California Residential Code (CRC), and substantial improvement of existing structures within the scope of the CRC, shall be designed and constructed in accordance with the flood-resistant construction provisions of the California Residential Code.
(B) 
New structures within the scope of the California Building Codes, and substantial improvement of existing structures within the scope of the CBC, shall be designed and constructed in accordance with the flood-resistant construction provisions of the California Building Codes.
(Ord. 5350 § 1, 2020)
All development within any flood hazard area other than a coastal high hazard area shall meet the following criteria. Structures for which building permits were issued prior to April 15, 1986, are exempt from this section if any addition, repair, reconstruction, rehabilitation, alteration, or improvement does not meet the definition of "substantial improvement," including when subject to the definition of "cumulative improvement" (pursuant to SCCC § 16.13.160).
(A) 
Structures shall be located outside of the flood hazard area when a buildable portion of the property exists outside of the flood hazard area.
(B) 
Structures and the foundations attached to them shall be anchored 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.
(C) 
Structures shall be constructed with materials and utility equipment resistant to flood damage and using construction methods and practices that minimize flood damage below two feet above the base flood elevation.
(D) 
Structures shall be constructed with electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities that are elevated at least two feet above the base flood elevation. Minimum electric service required to address life safety and electric code requirements for parking of vehicles and storage is allowed below the base flood elevation if designed to prevent water from entering or accumulating within components.
(E) 
In flood zones AO and AH, drainage paths adequate to guide water away from structures and reduce exposure to flood hazards shall be provided.
(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 two feet above the 100-year flood level. Compliance with the elevation requirement shall be certified by a registered professional engineer, architect, or surveyor and submitted to the Floodplain Administrator prior to a subfloor building inspection.
(G) 
Nonresidential structures shall be elevated in accordance with subsection (F) of this section or floodproofed if elevation is not feasible. Floodproofed structures shall:
(1) 
Be floodproofed so that below an elevation two feet 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;
(2) 
Be capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
(3) 
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 Floodplain Administrator and shall indicate the elevation to which floodproofing was achieved prior to a final building inspection.
(H) 
In flood zone AO, residential structures and elevated nonresidential structures shall have the lowest floor elevated above the highest adjacent grade at least two feet higher than the depth number given on the FIRM. Nonresidential structures, where elevation is not feasible, shall have the lowest floor completely floodproofed above the highest adjacent grade at least two feet higher than 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 floodwater. 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 floodwaters. Nonresidential structures that are floodproofed in compliance with subsection (G)(1) of this section are exempt from this requirement.
(Ord. 5350 § 1, 2020)
Located within special flood hazard areas as established in SCCC § 16.13.060, and within some areas not mapped as part of the flood insurance study, are areas designated as floodways (see also SCCC § 16.13.160). The floodway is an extremely hazardous area due to the quantity and velocity of floodwaters, the amount of debris which may be transported, and the high potential for erosion during periods of large stream flows. In the floodway, and in flood hazard areas for which a floodway has not been designated, the following provisions apply:
(A) 
Encroachment Within Floodway Prohibited: Any encroachment, including fill, new construction, or other development activity, is prohibited within the floodway unless it has been demonstrated through hydrologic and hydraulic analyses performed in accordance with standard engineering practices that the proposed encroachment would not result in any increase in flood levels during the base flood. Reconstruction, repair, alteration, or improvement of an existing structure, provided no additional encroachment is proposed, is exempt from the hydrologic and hydraulic engineering analysis requirement.
(B) 
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 and hydraulic analyses, 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 (A) of this section.
(C) 
Setback from Floodway. Where neither a base flood elevation nor a floodway has been identified by the flood insurance study or if a site-specific hydrologic study to determine the floodway has not been required, a minimum setback of 20 feet for an ephemeral stream, 30 feet for an intermittent stream and 50 feet for a perennial stream, as measured from the top edge of the banks of the 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 setback. (See also Chapter 16.30 SCCC, Riparian Corridor and Wetlands Protection, for other regulations regarding setbacks from streams.)
(D) 
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 SCCC § 16.13.460 (General standards—Floodplains), 16.13.490 (Manufactured homes), and 16.13.500 (Nonhabitable accessory structures), as applicable. Repair, reconstruction, alteration, or replacement of a damaged structure which does not exceed the ground floor square footage area of the structure before the damage occurred shall not be considered an encroachment.
(E) 
Permit Requirements. All other required local, State and Federal permits must be obtained.
(Ord. 5350 § 1, 2020)
All development, specifically including the placement of and construction of manufactured homes, shall meet the following criteria. Structures for which building permits were issued prior to April 15, 1986, are exempt from this section if any addition, repair, reconstruction, rehabilitation, alteration, or improvement does not meet the definition of "substantial improvement," including when subject to the definition of "cumulative improvement."
(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.
(C) 
Location of the structure outside of the area of storm wave inundation where a buildable portion of the property is outside of the area of storm wave inundation.
(D) 
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 lowest floor (excluding the pilings or columns) and elements that function as part of the structure, such as furnace, hot water heater, etc., are elevated at least three feet above the base flood elevation. Compliance with the elevation requirement shall be certified by a registered professional engineer, architect, or surveyor and submitted to the Building Official and Floodplain Administrator prior to a subfloor building inspection.
(E) 
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).
(F) 
Structures shall be constructed with materials and utility equipment resistant to flood damage and using construction methods and practices that minimize flood damage below three feet above the base flood elevation.
(G) 
Structures shall be constructed with electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities that are elevated at least three feet above the base flood elevation. Minimum electric service required to address life safety and electric code requirements for parking of vehicles and storage is allowed below the base flood elevation if designed to prevent water from entering or accumulating within components.
(H) 
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. The total space below the lowest floor that is enclosed with nonsupporting breakaway walls shall be less than 300 square feet. 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.
(I) 
A registered professional engineer or architect shall develop or review the structural design, specifications and plans for the construction, and shall certify on a V Zone certificate that the design and methods of construction to be used are in accordance with accepted standards of practice for meeting the provisions of subsections (D), (E), (F), (G) and (H) of this section prior to permit issuance.
(J) 
The use of fill for structural support of buildings is prohibited.
(K) 
The alteration of sand dunes which would increase potential flood damage is prohibited.
(L) 
Pavement and flat work (such as sidewalks and patios, etc.) shall be frangible (easily broken).
(M) 
Detached garages are prohibited.
(N) 
For purposes of this section and this section only repetitive loss properties shall be as defined in SCCC § 16.10.070(H)(13) and shall be subject to SCCC § 16.10.070(H)(1)(l).
(Ord. 5350 § 1, 2020)
All manufactured homes installed in flood hazard areas shall be installed by an installer that is licensed as a general manufactured housing contractor by the California Department of Consumer Affairs and shall comply with the requirements of that agency and the requirements of this section.
(A) 
All new manufactured homes and replacement manufactured homes shall be installed on permanent, reinforced foundations that:
(1) 
In flood hazard areas other than coastal high hazard areas, are designed in accordance with the California Residential Code (CRC);
(2) 
In floodways, are designed in accordance with ASCE 24 (American Society of Civil Engineers); and
(3) 
In coastal high hazard areas, are designed in accordance with the CRC.
(B) 
All new manufactured homes and replacement manufactured homes 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 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 forces.
(C) 
All new, replacement, and substantially improved manufactured homes shall be installed per the requirements of the residential code, ASCE 24 and SCCC § 16.13.460, § 16.13.470, and § 16.13.480, as applicable.
(Ord. 5350 § 1, 2020)
Nonhabitable accessory structures, when proposed to be located within any flood hazard area, including substantial improvement of such accessory structures, shall:
(A) 
Be located outside of the flood hazards area when a buildable portion of the property exists outside of the flood hazard area.
(B) 
Be anchored to prevent flotation, collapse or lateral movement resulting from hydrostatic loads, including the effects of buoyancy, during conditions of the base flood.
(C) 
Have electric service and/or mechanical equipment elevated two feet above the base flood elevation or three feet above the base flood elevation if located in the coastal high hazard area. Minimum electric service required to address life safety and electric code requirements for parking of vehicles and storage is allowed below the base flood elevation if designed to prevent water from entering or accumulating within components.
(D) 
Be constructed with flood damage-resistant materials below two feet above the base flood elevation or below three feet above the base flood elevation in coastal high hazard areas.
(E) 
Be used only for parking of vehicles or storage.
(F) 
If built in flood hazard areas other than coastal high hazard areas, have flood openings in compliance with the residential code to allow for the automatic entry and exit of floodwaters.
(G) 
If built in coastal high hazard areas, be less than 100 square feet in area and constructed with breakaway walls.
(Ord. 5350 § 1, 2020)
(A) 
Underground tanks in flood hazard areas shall be anchored to prevent flotation, collapse or lateral movement resulting from hydrostatic loads, including the effects of buoyancy assuming the tank is empty, during conditions of the base flood.
(B) 
Aboveground tanks in flood hazard areas shall be anchored or otherwise designed and constructed to prevent flotation, collapse or lateral movement resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy assuming the tank is empty, during conditions of the base flood.
(C) 
Tank inlets, fill openings, outlets and vents shall be at or above the base flood elevation or fitted with covers designed to prevent the inflow of floodwater or outflow of the contents of the tanks during conditions of the base flood.
(Ord. 5350 § 1, 2020)
(A) 
Temporary structures shall be located outside of the flood hazard area when a buildable portion of the property exists outside of the flood hazard area.
(B) 
Temporary structures shall be allowed in the special flood hazard area during the period April 15th through October 15th.
(C) 
Temporary storage includes storage of goods and materials for a period of less than 180 days. Stored materials shall not include hazardous materials.
(Ord. 5350 § 1, 2020)
(A) 
Pools shall be located outside of the flood hazard area when a buildable portion of the property exists outside of the flood hazard area.
(B) 
Where pools are proposed in a flood hazard area and the location of the pool is:
(1) 
In a flood hazard area for which a floodway has not been designated and the pool is above natural grade, the requirements of SCCC § 16.13.470(B) and (C) shall apply.
(2) 
In a coastal high hazard area, the pool shall be designed and constructed in conformance with ASCE 24.
(Ord. 5350 § 1, 2020)
Critical facilities and nonessential public structures and additions shall be located outside of the flood hazard area 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 on property within or adjacent to the floodplain or coastal inundation areas.
(Ord. 5350 § 1, 2020)
Utility and Miscellaneous Group U, as defined in the building code, includes buildings and structures 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 high, grain silos (accessory to a residential occupancy), greenhouses, livestock shelters, private garages, retaining walls, sheds, stables, and towers.
(A) 
Utility and Miscellaneous Group U structures, when proposed to be located within any flood hazard area, including substantial improvement of such accessory structures, shall:
(1) 
Be located outside of the flood hazard area when a buildable portion of the property exists outside of the flood hazard area.
(2) 
Be anchored to prevent flotation, collapse or lateral movement resulting from hydrostatic loads, including the effects of buoyancy, during conditions of the base flood.
(3) 
Have electric service and/or mechanical equipment two feet above the base flood elevation, except that minimum electric service required to address life safety and electric code requirements for parking of vehicles and storage is allowed below the base flood elevation if designed to prevent water from entering or accumulating.
(4) 
Use flood damage-resistant materials below the base flood elevation.
(5) 
If built in flood hazard areas other than coastal high hazard areas, have flood openings in compliance with the residential code to allow for the automatic entry and exit of floodwaters.
(6) 
If built in coastal high hazard areas, be less than 100 square feet in area and constructed with breakaway walls.
(Ord. 5350 § 1, 2020)