HomeMy WebLinkAboutORD 3795U-C1r-•·,';"'-NT8 "-'(J i•"JJOgc:.::-J;""" ... ,.J .... lQ~ . ., ,.-t'l ~ ~-.~~-..... -_ _.:,_,_.. .
U.KDlNANCE Or' THE: COUN<.:J.L OF 'J~HE CI'rY OF' PALO AL'l'O
AMENDING VARIOUS PROVISIONS QF CHAPTER 16.51 0~
'J'H.E! ~~ALO }~L'l'O MUNICIPAL CODI!: Rl::L~/!'ING TO Ft.000
BAZARD RE~ULATIONS
WH~REAS, th~ Leqislature of the St~te of Califo~nia has ln
Go;,rernmen1 ;~'od<::.· :::;ectinn.s 65302 ~ 65560 and 6~rP.OO Cfmf~t'\·'ed L1p;?n
l·:.>cal 'Jovennneni:: llDits .c.Jt.lt:hol~ity to ;:;.~'-~?t req1.G.1."~:).onn ch:::3J.9ned to
)'l'.'lJI\(JLC lJ\:: J:>l!!)}l.C h(";i-'Lltt\F safet.y 9 and ge!V.:':;:·sl V/8\_fi.ll~-;~ Of :i.L:;
l · i. i ( c·~C' t'l t."f l' ;_HKi
WK I~.R ~AS , the !!'•:Jd e z:-a l )~mercy.::.· r'1 •::-y t•i<:Hl<-19 emt:: n t i"\'] en c y ( fi' L;; d,\)
changed some of rlll~s --JO,;ern.inq tb~ i'iat io:1al Floz:Jd lns 1Jn1~ce
PJ::"ogr.·a:rn (NC<"J.P), implE.·rGcnting UF:~ N<'.·\~.J.t;·lt2l .. t P]..-::-..:;.:.:! f\<;t ot 196f.\" ,_,;..,
am~ndcd1 <:~nd
WliGRf:AS, as a par.U c i.pan \:. in thG blat i0nc.t.l Flood LlS'Jr.ance
Program, tbG City of Palo Alto desires to make conforming
amendments to C~apter l6n5:t: of. \:.he PaJ.~; Alto Hl.micipEil Code~
l'WW, '!'H!.d·Ui.~-';j;:u::. !.he C.:ounc.i.l of thE.· City of i!u1o !\Jt,J doe.w
hRreby ORDAIN as fr>1 ~ ::.. •• ,.:;.
Chapter lb~52 of the Palo.Alt~ ia he~aby aroended to be
numbered and to read as follows;
SectioG 1 ~
follOws:
_J(i •. ?2.020 Pur.pa,~e. This ~hapter is adopted in or.d~c to
comply wi.th th~.Nationttl Flood :tn3uranc~ r?r.dgram (NFIP:
(implemer,t.ing the, Nation4l Flqod Act of. ,19tH),_ CiS amended, and
.Fede~al Regul~cions ~dopt,c:-l' tber~uoder: . i;or. th~ 'purpo,:;e of
promotin9 public heal.th, '.Safetyy ana g~netal w~l f. arc -and .to minimi.z~ p-t_Jbli<.~ 'and private J:,os&efl ii1i.e to fl-eo:-.1 conditions -in., ·
specific areas t>~· provi.~ic't1S ~esigned: ·
(a'? to prot(;'ct:. human J,if.e an~ hF.!ultn;
(b} t~. minia:,i.?;:~ th~'l:. n~·u;,'o tvi costly f.1Dod control
pt:oj"lCt.S r ~nd to aupplement· tn~ eff~ctive.nP.SS ot S.UC'h ,p6">je(':t J ,
eifort_s
expense
(c) ~o minirii.izra. t.lJI!! .need tor. ~est...:ue. and ~:eli.ei
ae.sociat~d with .f.~ovd ihg ar'l~ -;:::-;~L"ally ·und~r.to=tk~n at i:ha
of ~be ~•neral ~Ublic; ·
'·-
(d-) to. ml.nimi ze prol~~:nged bu~ i neo.::: inter~upt ions J
1.
i
.I
,''j
' i
I
I .. I
I
·I •' I
I
' '
~rw.r
(~) to minimize damage to public facjlities ~nd
uti 1 it iez such a;~s ·.t~t~t: and <Ht~ l;'i8. in~.; r ~1 C(~tr ic ,, t~l ePhDil!(!. anQ ~~w~r lines, streets and brlages loc~t3d :n areas or ~~~~i4l flnnd
ha:,at'd e
{ f' to l'leJ.p maintain ~ stable ta:t base l>y
prov id it19 fo~ the second use and d~''elopme11t of ateas of sp~clal
flood haz~rd so as to minimi~e future blight ar~aSJ
(g) to ensure that pot.rsntia1 r:.t.Jye·ls are notified
tha.t pn1p~!~l:! iG in an .::~n=~a nf f'I_I?P~i;:!_l flnorl h<•Y.~l:"d; :md
(h) to C:Ct:.:~u;·:::~ th<:\t. tbnr;e '.•.'ho occ\.1&1~' t(;c: :~.n.:af,~ (JJ.
:: pc•:. i ... ~ .\ 1.' q"•d ~tel:::.~;;. r:d a~>c> ung:~ \:'<:' !:~J:'UoL; .i.b .1.J. i ~~-Y i: or Uw i r. i:.\(: ~~ .i,qr; u.
Sect. ion .?. t Sect ion ~ 6 .. 52.040 is t~er:0by Im!end~d t.o read ,,.s
,$,";. ~ 1 ~·,;...:·~~.-:.......-~· ... ....,.. _ ....... _,
.T> ............. ,'T,,';,i"~~ ,; ...
16.52 •. 04.0 DefiniU.on.s. '.riH~ definitl.o(lS cor:.ta.i.ned hcr::eafltc:.!r
sbal "l gover;n th•? int.erpr1H:?1t ion of the !.~.?:r.ms def i.ned for tl-1~ .
[)Ut'pi.)5eG of this Cbept<-!r, except v1bere the conte)l.;t. clE::::r1.y
requires otherwist!. Words used in this Chapte~ and not definerl in
t" his Sect ion shall be in terpn"~t~d so as to q ivG t be;>;: Y:lH~ mean lnq
the hav~ in co~non usage and to give this Chapte~ its most
reason2blo ?ppJ ication.
(a) ~A~p~al" means a ~equest for a revi~w of the
i'"loodpl i'! in Admin is t ~:"a torts i nterpretat i0n of any )?t:'OV is ion of this
Cha)?tex or a requP-s t for· a va·ri.~.nce.
(b) "Ar~a ot" sha.llow-flooding" meamJ a designate(]
A.0 1 AH Ot' VO Zone on the Flood In-surance Rate ~ap { .J?tRM). ·'!'he
ba:-:<\e flood depths· range from one to t.i1ree · fe~t;: R clearly def ineo ·
CL...innel does not exist; th~ path of· flooding :\~ unpred% c:tabl.e ·and
indet.er.roinate1 ~nd velocity flow. may b.e, eviCI.::nt.
(C) 01 ~ .. re'a o£ r:-pecitil flood hazat"d-'· .. See "Spet~iaJ
f lo<:>d hazat'd are.a" ..
(d) ~aase floQd~ wean$ the flood h&ving a one
p~t'c-ant Chane~ Of. b•?ing equalled C:Jr ex·Ce~'ded in any g ivan yeat·
{ ~~J.so called t.he 111·100-year flood")~
(e) ~~ase.ent• weans any af~~-of the building
t1a.v ing its floor suby:cade (below 9'(0lllid lewel) on all ~ides.
(f) "Breakaw&y w~lls• ar~ dny type of walls.,
whether solid or lattice f at~d whct.h.ar c-.:m$tru~·~4Sd of .,:ooncr~te,
ma.sonry, wood, metal, plastic or an}' oth.er suit.ab\e building
material whi'ch is not part tJf th~ struct.lH~:l suppoit of th~
,. ·.,
bt . .dld ing and which ·is des ignea to break away, '.tndez: abn(;rmJSlly high
tides or wave action ~ithout causing any ~aruage to the ~tructural
int~gr:tty ·of the building em wtd.cl1 they are used ('It" any buildin~s. _._;: . . .. . .. I 2 •.
•• . · -,;;,. rr·· ,..;,;• .;;,w -"""'" .,._.,;;.,..,.; . .:._on.-.....,.-;,..,.., . ...e, ,.--....,_.J
I
to which they might be ~a~ried by flood wate~~. A break~way ~all sr~a: 1 h·;we a safe d0sign: :l,C~ad ing res int.a.ncc of· not lass than ten
and no more t1;~enty powvJ$ P€:1" sq;.Hu:·e foot.. us~ of tn't1,3kaw~)-· w~.l~s ,.
must be cert. if ier.l by a r.egiste'red Em.g i.neet' or: ar-ch i teet and shall
meet the f.o.U.owi~g conr.U.tions: -
I 1 \
\. ' :
''')) ( ~· I
Breakaway walt.col~ap~a ~ha1~ result from
a wate~ load les& than that whtch would
occur during the base flood~ and
The elevated por·t.ion ()f the bu .iJo ing
sho.l1 n.ot: incur any o-;i.t_tlC'Lli(f~'! C.lt!mr.~je duG
l:.c• H~e :-:·lrf·:ects (If wind nod \-ti1b:'..!r Joads
,_,•;.::ti..nlJ sinw:ttcmec·usly in the event of tiH?
b.J..s·e r:J~)nd"
(<}) l'i(~~~J~~t.al hiqh hi:lZ'-'l1~d i.i.1.~r2:a 11 i;.:; tb<·~ a!:·(~i). GL,bj('Ct.
to biqb v:-do(!:i.t_y r,..•atcUL1 inc:lud.i.ng co:-:;U.~:l o.n.d t.:i.t.'i(~ <Wd J.rt1.1r1d<liCit:JD
or-U.:>u.:ldmi.s. The -:it·ea J.t:; denignntcd on d Fl(lod J:rl!inrcar.lc:·t=~ 1\;;tt.'2: t"if..!p
(l•'JH~l) as zone --n-V30, VE or v.
(h) "Dev~lopment" means any ma~-made change t0
i111.proved ;.>r uH.iw~'uJv~u t..-2-al >?.~t;;;t.~., i~c-J.~~-:::L!.~.~-!3 !.:::~t !'!01
(. l.~:::!:l_te·J. tn [)f.d.1din~~G or oth~r st.ructureG 9 l!dn.·iag, dredgin(Ji' filling~ g-r:ading~
puvi~g, excavation or drilling operations.
( i) "l<'lood or f loorHng Q m~ans a general and
temporary condition ,.Jf partial qr complete immdation of· rioxmally
dry land areas from {1) the ove~flow of flood watersi (2) the
unus.ual and rapid aocuro.ulation or rupoff of s:Jrface waters from
any S'>'J.rce, and/or (3) the collapse. ·or s_ub~iderh:~ of lana along
the shor~ of a 1 ake or oth~r. body of water as a re~llll:. of eros ion
or uderm ining caused by waves or cu.rients of wa te:c exceed in9
an.tfcipated cyclical le•1els or sudde.nly c-GJ~used by an unusually
high wat.er l-evel in a t1.a~u-=-al body of water, .accomp~.ni~d ·by a
severe storm, or· by .an u·ne.nticipat~d fQJCqe of ·natu);.e, such a~
flash flood. or an abnormal' t idat· s~u::ge., ·or by · eomj similarly .. ,.
unusual and unforP.!seeable .event .. which t:e3.ult.s ln ·f'looa.il1g .a:a
defined in thl• defini~iori. '
( j) . • Flood DO~ndary and . flob(lway mapH_. me~~~~ !.;i-na' ..
off icia.-1 map on which. th~ ~ede.fal ~me1:9~nr;y, ~~r.~gerii~.u~t · .J1 .. 9erir~:r qt ·
Federal In&urar.c¢ ¥m.inist.·l:at,ioo has delitt'tJa·!-'~d b<,>t~ c.l'!.~;(.;~:t:~.~s ~,f.
flood hazard a11.d . the f loo.dwa~. · ·· · · , .
I ' ~
,·1'
. ' ; -~
•
( k r •v flood tnO! .. lr.""'nc\::. ~ate ID!lp { fT.F.H) rl m¢ans the
off ic 1.lol rnap on wh i~h the Fedi.~.:('iJ. Emergency,· t-t~.m.agerr•.c:nt' Ac~er:~oy .. ~r· ·
F.edP..·ral rnau::':'ancfi Administr.iition h~s ci~li.;H:--t\ted both the &re~s ot
spec i~l f lt'od ha;:;:ard and the r. isk prF:mi um ·zones appl i~~,Rble to· the com~unity. · ·
( 1 ) "Flo<Jd insurance study• means the o~· f, ictal
report provided by th~ Fecter:al 1 ns urance Admin i:;;t;r;. '*t ion that.
includes tlood profiles, the FlRM, the Flood Boundary and Floodw~y
Map, and the wat~~ surface elevati0n of the base flood.
{m) ·~ floodpli).in o:c floc:j.··pr·one are.-;)11 means any
I.,HII.i '1•1.'i\ ·:-,UDcc-_oti\;]e to b<:cirVj 'll\l1ilCiD'iCd by Wl.'th:~t' fJ:'I)m any SOtJ?:Ce
~ :J:-.:: .. ·: tj~,~L I(~!_{', i~J(l ,)f ~-! r Ll,)-(~l~ ;_n~tl,') ~
( u) "t'l.c•od~<l<~',li m<:wagement~' means tbe opl":t:·at:\on of
cin ()If·~ c ,;, .ll. pr.og ~:·am of co·i: r-<,~c t :L v::~; and pr10v ~ll t :i.v e mea.s uxes fvr
n~(~\JC.'Hlq tLO~)\:'/ d,~maynr i.nci.udinq but nui~ limit~·J to emei:"gt:i'iC/ p.tijp<,!'t.~cr:~·.,"::;s ;-,larp·;t f1<;od t:;l)ni n:;l woY.h:r; <'l.nd floodplain m.:::no.qcment
r:e9ul ai:. io•t:.\,
(o} 11 E'loodplain miinacJf.'men.t r.:eguJ.at:i.onss; means
:zo~·:i ng ord i n::mces, s ubd iv is ion r·~g u lations u bu ilz:i i11g code~, tic~al tit
r,a;;rilA.t1orHL ~;9ecial i?Ul"t?r)se o:rdinances (sud1 as flocriplain
ord int:lnce i g:rau lng ordinance and er-osion Gonlt·.o.:>l ordinance) ;'lnd
otn~r-app.ti(~JLi.on:.:; of police rownr:. The t!:~nn ('h;·~H;rJbes sueh .st.at.0
ot• local rc:9ulat iqns 1n any combinF.ttio·n thercot:, iV'hich provid~
Stilnoars fo.~ t:ho pu:rpops<~ of flood dame~ge pre:V•cr.t ion and
r~duction. ·
,•·)1" ·, ...
(q) ... "Flood~~~.rf''.,.~~;ln~·:·~h:e:· ¢l:llart:~el. Qf a t.iver: ·or . . ' I . ' . ' ' ' ' . ' ' : . . ~ f • ' • • ' • ' ' ' • ' I, ' . ' . ' ' • I ' ' ' • ' • ' ' • J . . ' 1 othor watercourse and . i.:.ne aaj~~ent 1-n.d ~r~as th.=:t must' be ',; ..
res:erved in order to dis charge ·the b~i~/ :~Jqqd ·'without curo.tq,:~·t;-:"·i:"l7~1y
inoree&sin·-g the wat'er surfac~ e;;~v~tion'.:mor~· i.han rme · foof.;.:i 'Ail~:6 .,· r.~fere:.J to as "Regulatcty floodm~y". ', .
. ( r·). :" I:~~f!'\'C.~iob~lly depend€!ht USe 111 m~l.\nS· ,a US~ wt~ic}):'
cannot. Pff!'fcrm j,::.s .int.i!n<H~Q purpose unle$S :i.t: l~ lc;,ca;ted or.
"'·,·,.'·
ca·.n' i·ed out in cf.;-·s·r~ pro~imit1? to water. . 'Th~ t~r11t lll~l~d;:es· ··only
docking fac-~i it i~.s, pqtt; · ~&c ili.tie·~ · tha.t ::.Sre riec.~ssa:ty for .t.h~ .
· lo;;ld ing i7.nd .. unldp.d .:trig .. ~f c~r9§. <lr: passengi:-rs .. r (And sh~fl. ·ou iJd ~nc;J_. , ...
and ship rep~lr facilitie!l 1· b~1t do.~s not ir,;;:lude long~t~tf!t, stor,iig~.,.
o:c related·J:D~riufac.turin9 .t.aej,l.ities. · ... :·.'· .. ··:.·: ···'.··. ,,,, :·,. '/
I ~ ' < ' :::-
( s). "Highest :~c.1jaC!ent ~r.·~<it;~ ~~ans ~r;e·, t~i9.n,est / .
. :natural elt;?at ion of · th·~ St'.\1Ui1d s:ll~r:ta~t:· pr19r to~ eQ·n~tr.uct .1.on n~)(.t
to . the propose(! . w,all $ of .~ st~·jJCt..u:c;~ ~ ' ·' -~ ' ' . ' ' i ' ! . ,• ' '. ~ • . , ,'' ..... ,..,
' ''I ' •.' ~]' I '• ' ' I • '1) ~ 'J ,·, • d,l
!·.·,
"._, ,.
I/:
'. f",
··' .. ,
i
I ! I I
' I
'.'cl
' ( t) 10 l.o-.·est flco~" :M.:Ii\ns the lniiJcst floo!." of the
lowest en~lo':H~d area ( inc.1 t.id i no b.;::..~)cm~nt). An :.u.1J.~ inl~h~d or flood
resistant onclosu~e, usable soiely fot p~rxing; of vehiclQSi
building access or storage in an ~r~a ether than a ba$ement ared
is not considered a C'.l i 1 ding 1 s lo\l¥·est. t loo:r; provided b. th>\lt such
en~losure is not built so a3 to r~nder the stru~ture in viol~ticn
of t:h.~ ap;;l i.ctibl:? non··elev£.:t ion •)e,o;ttJn r.equil"ements of. th.ts ·
or,d inar:C~'-).
( 1.1' "i1.:..~nu!:-act·(.WE'!d l\Ofile'1 mer.Hlf.' a str;uctuJ~<~,
trcw~;.r;or:Ltblc L. o:-H~ ot: JW.lJ:<.!. st~ction:,, ~~~hid·l is built on ;;;
\'I:'L'Ii:d!ll:nd. <.'tl:l<.>:-d.s dOd .l;,; d£;:~l.r1ned ?or U'~''' with •YC vd.thoul: a
.r!(~ f'lnDil~.'J~ ~: 1. \.lU~"}< l IJ t 'l(JD \:J) t t"~ r·l \;()l"i:\~};-.~t..~:<":\ t<.J l. h~·:~ ·.::'C(jU j,1~P(~ L~t~ i lit .'LC!3 (\
t'·fH' l.'toor~;_lldil) ni.<c~l)·l'.J\~In:.~t\\: r~u(po:'·'·::_~, t!Jc ic~rm 1':nanufact.ured i!Olf:,.;~H·
(~1~~~"; .il"'I·,J.u(.l:."?.} f-~nL'L l.rd·L1('1·!~t ~.-t~~-:~\t(::l t i.'i~:i.Jc;t·.~:: i.~n-J t'Jt}!<~l." r.JiHliJ.at·
<..?Phic·l.t.~:C> uJdc:.:fl or: 11 ;_;j_,~:: Joe q<-f'di'<)l t.l\cHI 1BG ~011{3CH:'IJt.iv0 day~>.
('l) n;,;.,rwt.:l\.'t.\.\({,'t] lu.>!fi(; paY."k Or: ~:ubc'U.viBion'' m:;!at'S
:,~ }.)i:~r~-~~~r~l (~-~·,,.-CCd~--i~.iqtH)~_;,!~ _t)d_t_·c~(::..J.H) r::>L 1;:.1\'!d <1.t<:.,:l.<}C(i :i.r1'Lr..) t\\'0 (.~y:· :nr)r<:::
(w) "dean .<;(O~a l2vel', means, fot:: pur:pos.c::s of tbe
NatiQnal F'lood In:;un:mc(c' Pro9r;.tm, tiH? N.:~t.ic1n•11 Geoderic 'v'fn:th.:al
Da t. um (l'.lli v u i o i I 9 2 ~i \.IL ,:> t ~'i6 i.:' -::c.~~~;~,~ t :; ':.·!: i (.' !·~ !::-~s -e f: Jnr··,d ·
elevathms e::ho•·m on i.\ CCiti11'!lmj_ty 1 ,:; i.•Lood In~.::t..n:,;:nce Rr."b~ .t\1ap a.n.~
z e t e t"·<~ !l c-<::l.i ._,
(x) "'New constnwtion" rnean~f for floodplai.n
management purposes, structu~es for which the "start of
t::onstruction" commenced on or after tbe effective dati;: of a
floodplain management regulation adop~ed by this community.
( y) •on-e hl_lndrP.q year flood" or "1 00-Yea:r fh>od"
m~ans a flood which has .a oh~ p,rcent ann~aJ probability of beir~
e<.JIJalled or exceeded. It is .ident j, cal to the "bas~ flood" 8 wh .\ ch
will be the term used throughout this ordin~nce.
(z) "Person~ me~ns an iPdtvidual q~ his agent)
.firm, partnership, association 0~ coqX)r.at.ipf'i., or agent of ~l;H~·
atoremer1tioned groupsr oz this ~tate or it~ a9encies or polfti~·l
subdiv,i.sions.
(a.a) ·~e1-41~dy ~' viclation 11 meQn~. t.o'b-ri~g the
st.t:"ucture or .othet d.ev~lopment .· int() compl,iance ~i th. st~te· or ~.r<)caJ.
floodplain managem~nt\ regul~tion~, or, if this is~nqt pdssible, to
reduce the impacts of it~ noncomplianc~. Ways ·tb:t:a~ J~.~~.r:-ts m~y be
reduced include protect in~ t.be st;~:;ucture ''r othP.r· ~fft'c~ed; ·
development ft'om fli~t>d damages, i.rnplem~nting th~ cn.fo:i."cemcnt
prov :is ions of th..e or:-d inanqe. or otherwise doat;.ert" ing fut1:1re s imil.~r
v iolat ior.\s, or ~ea~cin9 Pl;';deral £ inancial ~.xr:,onure ~ it·:h r.egard to
the structure or othe~ d•~el.opment.
5.
i.
I
I . I
I
' (Qb) f!i:Hverine" means relatlng to~ fQI:'if;ed by, Ol:'
t'esernbling a rivar (including tr,i..butat·±er), stt·e~mt brook, etc.
(cc) ~sand dunes• m~ana n~t~rally occur~ing
accumulations of sand in ridges or mou~ds landward of the beach.
(dd) "'Sp~cial flvod bil::::at-d ·~~~a {GF}.!A}"' f1E:"iH1S ~rt
area having special flood or tlood-~el.ated erosion h~za(ds, and
shown on .sn FlW~1 or. r'IRH. ns Zone 1\, f'•.0, A1-'30, A!~t F-.99, i\Ht VOf
V'l~30, Vr~ o·r: v.
{1::f!) "~[)t.i),l"~:. of ~~<"•1):.'\:\"IH.'f. i_,)Or; .t_qc\I':{~L-?'l '>Ub:->tantial
imf.";l."nve:ment.1 .:u1d t•)(·•nn:~ l'h,, <'l:\1·(~ tile i>H i id i.ll'l J)<,·un.t·~·. \'l<l:'. i.~>::VJ+;·dt
:t>rov:lded th<::~ <wi.Ut!! .·;L,u·\:. <):: ~~{,,_:~;tJ·,wi· i.un,. 'cp.t.il·, >:ct'l.)J'dt!:uct..i.on 9
p]. '-".;:,~~:11(-l n t , <> t: o th;:' 1· 'r.mp 1.· ?,U:'II·,::-i 1 t: .,~m ~·; •,-.· i t b t r, FHl d :J v ·:"'. n f t h ~: pc :rm1 t
date. 'l'he act\lal :Jt.Jt:C :no·J!V·> n:itlter thr.;: f:J.r;;t pJ;;~r.:~t;!JHC:Ot of
~i(>l.lf1r~n,;.,:f' c 'li·>trucL.ion ot Q :;:.ti:;octurf:' :>n 0. t.<i.l~e, (~uch .;w the
pouring of niab Cd~ t(H)\.i.nrp.;r 1.:/H~ 1nst.a1t~ltir>r) o1: pU.(!.'>! ~.h.;;!
con.::.>truction r"'>f r•nltHnn:···r or 0ny vrork b(::;yon(J U·k ;;;;;:;(i(' of
excavation, OX' the pl.;wernent. of ;,1 mi:Wt.lfr:.wll..n·ed horne \H\ ~-1
tounda t ion. PCt'ffitH!en t con;:; t.x:uct ion doe£: not inclt}d~ l";nd ~;~~~ratione such as clearing, grading and filing; nor does it
include the installation of str~ets &nd/o~ walkways~ nor does t
incll..lrle exca.,;at . .ir.J~l L't,L u ta..;~ii-~~J,t 1 f~c;vt.i;J~jo_, ~?i~~ .. ~:;, ~~:: f~~;;d.;;:t a~~s
o~ tb0 erectiort of lempor.ary fot'l'!lS ~ not· dot:•G i~ include the:
.ins t.allat ion on th>? prop~r ty of acc~s~or:y build iniJ s 1 ;.:;.ucb as
garages or sheds not occ~1pied as dwoll ing units or: not part of the
m~in structure. •
(ff) wstructure• means a.walled and roofed
building, including a gas or liquid storage tank, that is
principally above ground1 as well as a manufactured horne.
(~gi ·~~bstantial i~provement~ m~a~s any r~pai~, reconstruct~~n 7. ~·n: improvemen.t -Qf .~ str1.1cture, the ~ost ·o.f which
equals or exeeed~:50 percent of the marker value oE the structure
either: · ·
before th~. J.mporve.ment or Y:~~.pai;-~s
started~ or ',,
. . ( 2) if the s ':.rU:~~t ~.&re has been dama9ed" ar~.d i 1s .
beihg resto1:ed, before the d~.DV~~,e q,~cur.ed" :
~or the purpps~s of /chis .,d~fir)i~.iqn ~subGtantial imptovem~nt•. is
con5iidered to cccu'c .wn~t1 :,the ~.ir~t .~1 te.r.a~ion of any wall~ ! · · ··
c~ il. i.ng, · fl~dr, or o~bEH~ struct\lr('ll pa.rt of. ~he bu il,~i.ng
cc,romc=ncr:.a 1 whether 01: n9t. tq~t >JSl t.~rQ!t i~n -::lffects tL.;; external .
dim~nsione.·of the struct:\r.te~· The tei"m do~~ not, however, incliJ.q~. ~ither; · ·
(1) ·-~Y,~tojeGt for imp~ovem~nt of a .
structure t.o comply with ·e~fsting state or ·-l,oc~al health,, 51'anitar,y 1
or s~fety eod• •reciflcatlon• ~hicti •r~ solely necessary to ~ssure
s.afe li.ving PQ.ndiU.ons; or · ·
'',',
I
t
I
<1.· •
' (2) any altEtation qf a structu~e List~d on
t.h~ Nat. ion"l Reg ist.er of .i.hlt:or.ic Pla.~;;es or ~ St-1te lnventory .z..,f
Historic Places.
(hh) "Vari~nc~~ means a gr~nt of relief from the
·requi:rements of this ordina.n~e wbL:-h permits c~nst.>;t.!<~tion in .1.
rnanner that would oth.t:;t~'ise be pt'oh ibi"t~ed by thi~-; a!"d ir.Flnce~
( i i ) " V i o l.:~ t ion" me an s t b e f a i l u r.;?, o f o. s t n: ct. ur e
or other; developme'.t. to b~~ fully compliant 'Jith tbe cornm~mi:,y~;~;
floodplain man.::lg>ement regnlat.i.ons< A stnwt!lJJ~ l.ll" ou~~~r:
developnient. without UH~ eviJ.}uatiun certi.i:ic.:.t~~; (,',t-,n~::T
cer.t.it:i.1!il.l.ionu, or: ,:.~.h<:.~r cv.i.d!~ncc \)J c•;m;,·t.i:.nh.'(' O''Jili.n.·d in l'J<i.c-;
ordinance ire> ,~~t.:·nuumcd to 1.'Jt' .tn v in.l i.1i. l,cn·1 un·: i.:J ;\lh'\• ;, i.!1H' ,,,,, U.<.J.t
do('IJ!f!C!t:"i".,·~t iun i:> ptnv .\.d'')cl.,
'16.5/. .• 060 r•:r>t:c::.hlishment ot GpE:ci.'ll Flood U<.L£;;,u:d l\'rf·c.~~>. 'I'he
areas of special flood hazard identified by the Federal InBurance
Admin is t rat h-: -:-1 through th'f.l .Fedc:r.a t r::met:ge:1c~; Manag "-'men t l~gency ir,
a. sc.i.t:ntifiG <:<nd cnqi-n.e'~.:r:ir~!; !.:epr.n.·t eDt-it.1i"d "Th~ Flo.::1d Ir:.;'>uu~nce
S~~udy fol' the City of Palo A.lt.o,,. dated i\,utjm>t 15 1 1~/9 1 '¥li.th
accompanyinq .flood insurance rat<'~ m~pG i~:; adopted t>Y refeten,:'E> and
declared to be a part of th i~ Chapter, ·rhe flood ~nsur.al~ce Study
is on fil.e at the Department cf Public Works at tll~ City of Palo
Alto, 250 Hamilton Avenue, Palo Alto, California.
Secti.on .11~ Sectio~ 16. ... S2 .. 070 i.J l'le:reby ~nde<l to rea.d as
fo..i.Tow:s: w-
<l6.52.070 'Comgl'ian<;~e with R.egulations. No structure oL· liind
shal~ hete~fter be construpted1 located, e•tanded, converted or.
altered ~Nitnout full co'!f,tpl,ie.zH:e with the te·rms ()f this Ci1~pte1: and.
other applic•ble regulations. Vinl~tion$, of th~. pro~iBions of
this Chapt;er by failllre .t.o comply "-l:i.t.h '~flY C)f it$ r~q1.d~ements {includin~ violations of c6riditiona and ~a!eg6ards ~at~bli~h~d in
connect ion with (Wne:li t icms.J. $hall con st. H.ut,f; a m:isde;.ueanor.
Nothing he.;cein zhall prevElmt the City from taking" such· ~1,;lwful
act iori as is n~cessary to pc~vent c.1r 'Cel!tedy .aH\Y v iol,llt ion,.
SectiCJR 5: Section 16.52.1 HJ is be~eby .e*!H to read ¥,
t~1IOW.'~
16.52$110 Developmertt Permit Required. A development permit
shall. be obtained before conotruction or development within any
area of special t lood hazard established by s~ct ic!l 16. 52 .• 060.
Applications for a development p~rrnit shall be made ~ith the Chiaf
Building Official on f.o·.c:ms consistent with those provided, by the
Floodplain Administrator and upon such application as may bo
specified oy the Chief Euildih~ Offi~icil. In the c~=c 0f :ny
I
. ,.,'·
1 '~-:,
r'
'r'.
,_...,,,I~ ' c. . ' '... ' . ''. . ' ' • ' :: .•
constiuction or development for .which C\ permit: i5Uch JlS a
·building, e:t-ac.trical, plumbing ()'C -.;t·a.ding permit is other~.t~is~;:
reqt1ir~d by this title, said p~rmit shall conutitut@ th~ deyelopment~permit for the ptojeat·and no sepacate applicatio;,.
shall be requir.e.d\., Irt such cvel)t, .the f'L'OVi::'d.ons of this ('bdp\.e~· .t:dt~lJ .be complied with and th~ cour~e of issuanca ot sJch pecmit.
~md ~uoh permit shall be conditioned upon such provisions as may·
bti.! -cequ ired by this Chapter. J: ri add it .'-.Qn t::;i any oti1er
t'equir.elnents, the ChiEf Ht.dlding Offi::.d.a} m.~y r·Jqu.i.re the .
subJnission of such materials as ar~ necessHry to ensure compliance
with the p:::.··.)v.isioPS of tni.r~ Cr;a.pt.0Cr whid1 me\y include, bu.t ~·,f1:ill
not. be limited to~ pla.ns ill dt7pJ.)ci:·d.:~! drawn to ;?c•~l<} ;.,;·1owinq thr~ nat:.J>:<.~,. locat).onv d:i.mon:-:;ion:•, ;:l.nd cl:;;vi~tj.<lb ()i t .. ·.hc ,'!.r(:->;.~ j,n
qur~:c:;tion~ -:~~:<L;ti.nq OX: propoHt~d <;LnJ<:tUU?~;, (.U.lr ~;t.r.El.l•3':' of
m()t;;,n·L.'-11H 1· di:·;;;._i.na'0C fc:tcil.iti.n!:\; ;.\nd 1::\w J.oc;:\t.i::m of 1·_)1(:: .t<n:ccp)i.t"l•J,.
In aU. cases·" t!w following :i.ntor·m,;·1tion uhrd.l L•" <.1:>qt.;iccr~;
{;-;.) Proposed f.:.levation in r.elal:.:lon to !1\(~.:ln ~H:,1 lr7vr~!.Lt
of UIC:! lo~·m:~t floor (i.nclwli.n~J' ba::l<:Sm\::nt.) of ::1ll :.:.;t.r"u,:tt<·r:c:~~· .1.n
Z·.)ne A'J of vo, tdevai'.Jon. of Uv:: hi(jlVH.>t ad·j;lcc:nt 9radJ .. ' ;md
pt·opos~:!d el(':vat.ion 0f lo~~E.'Bt .tlo£Jr of all gt'l'l.lctur.(~,.
(b} Pn::.~posed elevation in r.<?Jatlon to i\W~n Bea ::.ev...:J to
wh J .. -cl-, any· s.t t·uct~:rt."G will ~.)e f.l oodprc~oft~~:~.;
(c) All approp1:iate cerU.fica.tions .listt'ct in ~k:.·~tion
16.S2. i/.O(cl) 1 and
~d; Descr.i.pt.ion of the extent to whi(..•h a.ny watet: co;.lrse
will be ·alt.en::d o"~:" relocated a.s a t'esult of the propos€d
development.
Hi. S;t.. i 20 Designation and Duti~$ of th~ r"'loodplain
Administr.QtOJ.'. The City Engineer is 'herek;>y appointed to adminster
and imP.lement th ;,e Chapter. by, grant in9 or denying development
permits in accordance with.,1tE ~rogl~ion~, and shall be known as
the ~'loe>Qplain Admin istr.~tor.. The duties and respqns .} bil it ies of tb~ I~h:.odplain Administrator ~hall, include b_ut not be iimited to
t.he. follpwing:
•,'
( 1) Revte\1 Ql1 dE.weiopiili;m·t;. per.m.its to det~t"mine
that th~ permit requit·ements of thin Ot:dinahce have. be~K\
fJatisf.ied;
(2). All othet ~equired state and feder~l pormit8
have been obtainedr
(3) The site is reaaoriably s~fe from tlooaing~
8.
r' " .~ . '. ' . ~ . ' ·,·"·· .~-~ .. ; .... -~ ... ~:·.· .. :.~ .: . ·:',a!: ...... -:::. ~-~·.:J· ... _···~··.!,t .. ~.,·~. _--:.:: ... · ..... ' .· ..
(4) The prop~sed de~el0p~ent Joos not ~dversely
at!fect the i;~Cl.r!:ying (~apacjty of a'i:'N'<;7 ~hsr:~~ ~·;;;':>B U.«:~o::.l ~Jev~1t:i.cH1
has been determin~d 1 but a flD~-t~'l!n.,y har> '\'lOt 0~~<-:0 O~W \g.no.t ~d • ~'Ot'
purpos~s of.· til is Chapter, '' ad~.!er-~P.1Y c:d: b~\..'i:'-}3~ m~u:\11-.:1 that the
>cumulative E::ffect of th~ p:ropost;!d df:!v~10.prr:t:td;; · w!'lt~n corr.bin-e'1 w.U.::r~
all ott~.er f..~xisting and a:nt.i~ipat~d .{iq·v~l0b111Ui~i.1t wJ11 ncit in<>rt!:Bse
ttH:~ wat<;or surfac~ elevation of t.he base ftood m:H:£-than o1v~ roue
,".\t. any point.,
(b) Use of Othe~ Uase Flood Data. When base tl.ood
.::'levation data has not been provided, in ttccor:d~nce wj tb ::~ect ion
15.52.060, t:.h~ Floodplain Administrato~: Hll.:-~.Jl. ol)t-.;dn~ rE•\IiewJ ;md
n~ .;.1son abJ. y ut. :L:1. L;:e airy b;;'\!:1·'~ f .1 ood \:d. cv at i.un nncl { l \,l(~'(h'.'i\ y d !.It: ;.1
c).IJ.<l.ilab:le f[·om a fE:det·alf state O): otl:(:r: ~HlllU:'.~, :i.n otJh:;: to
admini.stel::' the st;.mdards of constt·uct·ionf :;t.~~ndc\1.'(:\n tor u'.i.l.i.ti_c;,;,
st~"wdaJ:d.s for subdivisions, standardG fot: mdnuf<.lctun·::-(\ lH>:TIOG,
pr:-ovi~.lon9 relating to f1oodwavs and r~rovir.dons J~'l.''1atinq to
coflst;d b iqh hazard areas pr:ov ided in u~ J.;;j Ch.;Jpt(":);'.,
~c) \1Jh(Hl€!Ver: a water co.n-~1(' i:·; ·1·.o be ;-)). t.cn'd or
rolocal:<'"d:
{1) Notify adjac~nt coromunj.ties, the Santa Clara
vaJ.ley Wat.r:n D isLt ict 1 and tr,e Gtat.e ~·Jatcr Res!:.-t.n·ces B(HV_'r~ pl· i_or·
to any alteration o~·~ulocaricn of a water course, and submit
ev:i.dence o:t' such nvt.ifit::ation to the i;'edcr.ol1 Inl.·~ut'~H~C()
Administratjon~
(2) Raguire that the flood-carrying c~pacity of
the altered ot/ relocated pqrtil)n of said water course is
maintainea.
(d) Obt~in and maintain for public in~pectiqn and make
~v~llatile as needed:
. ( 1 } 'l'h~ certifications t·equ ired ·.in Sect ion
1u.52u13U(c)('1 i (floo.:r: eli2vatioris)1
. ..
. (2) ·The cettifi~ation r-cquir~d in section·
16.52.~3:{\(ci(:l) (elevati·ons irt.area'J o.f sha.llow"fl•)odingh · ·-,: ·. ' ' ' ' ,, '•
'\. ( 3 )· 'l'hf; certifio~tton n~qui>:~ct ·'in Set:t':ion
i 6. 52 ~llO (c)(:~) (C) { fl.iev'at ion on. 'f:l.oo¢1 proof irl':t o~· noru:eS, id~nt.ial
s c. r u c t u ~ e s); · ··
, / t~l Th~ certifi¢3ttle,n r.·eqnir~d in Sec~ ion
16.52.130(c){41(.Aj or. 8~cd.on 1~.52~.~3t;tc)(4)(8) (w~t flooct.
proof ing stand axd} .:
. . .
',··• ..
( :.) The cert lf iE:d ~l~vat ion · r.e~qui red in Section
16.52~1SO(b) (subdivislon stand~rda); ··
., . (6) The certification required tn Section
16 ~52. 170 ( ~) ( floodw~y sn.:.:,roi.'t.chments); and
. '
\\: *' 11a~tti.r'*td r t
i
i I
i i
I
I I
I r·
/
(7) Tho infor,natio,n ~:eqt1~red ir. Se<:''-~t:~"
16.-52~ lHCF\:ET (coastal const.ructicn stan<:iar:<)~o? i.
(e) r~ake intct·pretations ..-l'HH'e ne~.H:iedr a~ t.t.> tt1e ~.axact
locs.t.ior. of tha boundaries ot the are-as of Boeciul flood hazaxds (f~r·example where th~ce appears to b~ a con1lict betw~en ~ m~pned
bou~da~y a~d the actual ~iold conditions). The person contest~ng
the location of the bound~~y shall b~ glven a reason~ble
opport~.!nity tb app-t:~:.tl the intorpr~t.at.\on as pr:-ovided hert;;inaft(H'.
{f) Take action t.o remedy vi.olation.s of thif.> oerJinao.cE>
as specified in Section 16.52.070.
Section·7~ Section 16n52.130, 16u52.140, 16.52.150 and
--...-,..:.,~,_..,.......,_,......""""",""' ........ -At\ J.S.,~2,160 arc ll.ereby r.'epf~al~.~~d and S!i.lcl.i.ons J6"'i?.,l::W 11 H).S2~l~l9;
16.52~150r 16o52.160, lfi~52Ql70, 16.52.1NOv l6o~2ol90t an~
16.52~200 are hereby reenacted to b~ numbered and tQ raacl ~H
follcw~t
16.S2.130 Standards of Constr:~tct:.ioi'l. In aLL .;n:'<::.'!cHJ ut:
special fl.ood hazardB -...he follow:i.nq standanJs ru·e l·Aqtdxod:
(a) Anchoring
( 1) A-ll ne""' C<:>r:stn!<.:~tion ~nd s.ubs.iJH1ti<!l
impr.ovements :~1ha11 be an.choced to pt·event f:lotf'lt.:inn! .:::ollapBB or
lC\ter.al !YI()VemHnt 0f tho st.ruct.ut:e :cesulting-fro~~~ hydcodynarnic and
hydl:'ost31t.ic loads, incJ.udinsl tl1e effects of buoyancy.
(2) All manufactured homes sha.ll meot the
i,;(nchoring ntandat:ds of. Section 16.52.16-D.
{b) Constrtwtion Matf.!ri:als '-\nd i11ethods.
( l} A.l.l ne\'1 curlsttuct:i,.on a11d si.n·;.st:~lltia).
impeov(;ml3nts sbal.l be const,r~cte(l ;q-J.\:h materi·ll8~and utility
~q,,tipment res.i:?tont to .flood damage.. · · ·
-"
(?,j All new construction and.substantidl im~ro vemen ts sha 11 be cok'l.~_truc tod using method~ ·a,k1d pr-act ice.s t.ha t
minimize flood d~mage. ·· ·
( :3) Al). n~\1J cocuJtrucfdon snd substanti~l
. improv~-m~nts ~ha~l b~ c~·nstructed with olect:ri0al,· ·n~ating_~
:;er.\tilat.ion,: pll,lmb~ng ana air' cr.mqit.icning ~(~ui.pm~nt .. und. 9tl1~r .~erv ic·e· fsq il i ties that ace . (jes ign4d and/or located so a$ to · pr;ov~.nt. ;o~atel: .frot.;'l entering or ijccumulatinCJ, within the compon~nts
du~l.ng condi tio!ia of floodlng., .
" f4) Requir~ within .tone~ AHi AO or vo~ ~dequata dr~ i nage ·~a th1'! a ro.und s tt't~ctures on ~lop¢~ to g~).q~ floc>d wa te:c s
around and away trom rropos~d ~tructu~as.
(-c) ~:1Q 1Ja·t·ion a,nd Flcod{)~;oo f ing ~
. 10 •·
tnt-· ILMCtriNrttia r:IW ·p a#srtfit;i>f::"~~~ritttftd-!ti ....... ,, h ...
I
_I
1 I I I
I I
,·1
j
!
I
I
•,
i
!
I
I
I
I r I
. (. 1 ) N<::w ~c.q1rs t1;uct i<m i:Hld sub:; t.a;l t. .i.i;~l imp:cove:men t
·Of ~!1Y-::>tLU'·.:tLU:'e shall have th~ lO.Wf:'fJt fl .. :)·,n·, in~luding ~ar.c.;Gm~nt,
·· cle\~at.-ed to or above th~~ ba3e flood t~J.(;.)'Jation. Nor,ll·c::~r.ddent:J.al
structures may mae\: the s:t<:>.ndards in Section 16;~2.Ucqc}{3}.
llpon the comple!'tion of the stru::::otur~ the E>J.ev0.t.ion of thl':~ lowfH>t
floor including basement shall be certified by a ~egistered
profesf& ional eng in6.er or Sllrveyor Y oi ve·· if ied by the c~'t.intNmi ty
building insp0r:tor to be prop·~l'l:t el€1vated ~ . Suc;:h cet·f if iGa t ior. or
verification ~hall be ~rovided ot the Floodplain Ad~Jniat~ator.
( 2; New cor.st:r.uct i1.:>:'1 a.nd sub~;;tant l<.il 1H1p:t'o'.JEm:ent
ot any str.-ucture in Zone hH, AO or. VCJ ~::>b<::dl h<:w~~ \:!:.,::, J;y,~'er.:lt .f:J.oo;.·s
including bu::;om~nt, elev~;:1te~ <;(:Jove: the hi9he:-:n: ad:j<'~O:'fmt 9~~,:.ld(; ~t
:Lea$,;t <:w high w:.: trw depth rwmboc npt:.~c i.f )(H] :Ln ioet on tJH:: J•··::w·~~
or at l~'w;t t.~o foet if no depth m.unb<c~r: i~" .sp(~c:i.f .l<~~d Q
Nom:"e:c;ich;nt.ial str.uc:tuees may be JU(~c~t th(~ :~::tandar:dr> i.1.i Sf.::ction
16.52.130(c)(3}. Upon the completion of the st~ucture the
~ 1 r>va t: ion of th:~ lowest floor incl ud i nq ba(3f.~ment :\>hQll b(-:!
cet't u: ied by a req iste:ced professional en:J i nef)·c or sm:veyor, or
vc:rif.i.od l.:•y the community building :i.n~:r_..ect:or: to !)E~ pre>JY';rly
elevdted. Such certification or verification shull be provided to
the J:"loodplilin i\dmin istrator:.
{ 3) Nonrer:;,idential constt:uct:.i.on shall t::it:her be
~1 ~va i..ed if1 l:(Jl1fc,r,.lanco;;: 'n'l tL S~ct iGn 1 G" 5:!. 1 30 ( c; { 1 } or ( 2 j or
toget.he~: \Y"ith attfmdant !.td.lit:y .:l.nd ~Htnitary facilities~
(A) be flo0dproofed so that below the base
flood level the structuJ'."e, i~; \'Jatt.ar;-t.ight with wa.lls substantially
impermeable to the passage of watex:
(B) have stru~tur•l components capable of
resisting hyd·t:ostrat ic and hydrodynamic lbads and ~f.fects of
buoyancy; and· · · ·
. (c) 'be certi.fj~d by a regis tec€d profi=!$$ ional
engineer o::: archit.ect that~. the standat'ds of this. subaection are. ,
satisfied. Such certifications 'shall be. prc• .. dd:.;.:,i. to th•:2
Floodplain Administr:ator. · · .,. "
! 4) . R.eq-u i~··;·, for all new o~r~str~'ct ion a.nd.
and Sl.lbE:it.antial imp:covem~nts, that fully enclosed -a~·eas b~low the
lowest rlo.or that .are subject t0 flooding shall'be deaiq~ted to.
r~utomatically equ~lize hydr.·ostatic. flood fot~e~. on e:itet"1or walls
by allowing f'or the ent1:y and exit of flcodwaters ~ · , oes:lgns for
jTleeting thi~ t'f.lquirem~nt mwst eit~r be certif!'Jd by a registered prof~ss ional eng iHe~r ol:' . ~rch i teet' or meet or e)l~ce~d the following
minimum criteria:· ,-'; .
' .
. (A) Either a minimum of tr~c op~r;in9.G ·having a
total net a~~a of n6t le~s than on~ square in6h for ~very square
foot of enclosed area subject to flooding shall b~ provided. The
bottom af ·all openings shaLl be no h ighet th~n one :foot ~bove
grade~ Opening& ma~ be equipp~d with screens~ l~~v~rs, valves or
/ .,
' -·-
... ~-·flll.l··~'·~ r www** ',; n*mw**wlill.tffm'i'm ..: ...... # • I t?Mterdn i t -·~~-fttbttnntbr d¥nan IIi
I
I
I
I
I
I
I I I
i
~· .· -
other cov~rings or devic~s p~cvid~d that they permit the automati~
entry an~ exit 0f floodwaters; or
(~) Be certified to comply with a local
f~.loodproof incy str;lndard appr6\ie-iJ by the r'ederal lnstn·.ance ·
Administ ·cat:. ion.,
.· (S) Manufactured homes shall also meet the
standard in se~tion 16.52.160.
16.52~140 Standards fo~ Utilities.
(a) All ne;>' i..u:d :replacrc~m<~nt wut.el" supply and ~:;anitar.y
~->cvli:VJO ~Jyste:m~;;• ~hall be designed to min.i.nd.:t:•:: or: f~J.indnate
inf ilt rat i.on of flood wa t.er.s 1 nto U1c r;y ~.; ~~(~Hl .:uHJ d i..schin:qE~ fr:om
uy1;;tenw L'1t.o flood WQters~
(b) On-site waste d ispos i":l.l systems shall be located t.o
ct v 0 iU .i fu(~i~ !~ ;:-rri~ t.i t t 0 t. h ~in c; r:-ceo t ~~ir\ i. r.~.:~ t. i. 0~1 !: r-0:1~ tl~ er!; d u t~ i !11'J
flocdi!VJ.
16. 52. 1 50 St<mdar.ds for Subd :t \d. s ions.
(.1) All pr~limin~cy sub•·Jivision proposals shall
indt)f'lti.f.y the flood ha~t:ard area and the elevation of the bo.se
flood.
(b) All f~.ne~l subdivi11ion plar.s will provide the
elev~tian of proposed structuret&) and pads. If the site is
filled above tl.'\e base flood, the final pad elevation stall be.
certified by & registered professional engine&r or surveyor and
prov .:i.ded to the F'loodplaJ.n Admin istrat.or.
(c) All sub.d .:vis ion: proposals shall be cons isteni with
the n~ed to minimize flooci dau1age.
" (d) All subdivision· propose1is· shAll have public··
utili t: ies and fac i 1 t I'; ies such as . sewer.' 1 ~as, ~.le(~tt teal \:inli wat~?r.
systems locate-d c.tnd cons;t.t'uct~d to· minimize flood oP.mage" ,.
(e) .'A:u s.ub<livis.i.ons shall provid~ ·Ra~quate drainage to
reduce exposure to flood hazards~
16 .. 52 .• 150 Staradards For M~nufactur-ed. Hpmes. All new and replacram~nt manufactured hom~s ~nd additions to manufac.tured homes
~hall; ·
(4) be ~lev&ted sd that th~ lowest floor is at or above
tne base fl6od el~vation; 4nd.
(h) ae securely anchored -to a pex:rnanent -foundation
systei ~o resist flot•tion, collapse or lateral· movement~ ..
'' ;'
1,,,
..
16~52.170 f'loc.1dwr1yg~ Loc(lted within ~reas of special flood
hazard established in Section 16.52.060 are areas designated as
floodwaysp Sii'ice ti:te fl<>oqway is an e~trem~ly hazardous-.~.rea due
to the ,veloei ty of flopd watr~rs 't'!h ich carry dehr is, pot:f!ntial
projActil~s 9 and etosion poiantial~ th~ follo~ing provisions
ap~lyt · .
(a} Prohibit encroact1mentSi, including fill, new
construction; substantial improvAm~nt.R r and other development
unless c~rtitication by a registe~ed professional engineer or
archi. teet is provided dem~:mstrat ing that encroachments shall not
'"''':;ul t 1n aay .1..ncrease in flood J.evelB 0uring the occurrence of
Uw brwc flood d iscl1UK'<Je.
(b) if section 16.52.170(a) is satisfiud, ~ll new
construct ion and subs t ::tnt ial improvem~~~i t s nhall comply w i tf! all
other ~yplicable flood hazard reduction provisionn 0f Sections
1 6 o 52 o l 3 0 , 1 6 • 52 • 110 , ., 6 • ~ 2 • i 5 u , 1 6 • 52 • i 6 0 , and i 6 • 52 , · 8 0 .,
16.52 .. 180 Coastal High Haz.;)rd 1-\reas. Within coautal high
hazard areas established in Section 16.5~.060 the following
standards nhall apply:
(a\ All nAw ~Q~Atructio~ and substantial improvements
sll all be eleva ted <H1 adequ.:..t.cl y <.Ul(~hored pi.l ings oc columns and
securoly ancho~ed to such pilings or columns so that the lowest
horizontal port km '.:)f tr1e st~: lWtural mt'!robcrs of the lowest floor
{ ~x..:l ud ing the pil iflg s or columns) i<? eleva tea t.o or abc.JV€.' the
base flood elevation.
(b) All new construction sh&ll be located on the
1 and ward side of the t·each of mean high tide.
(c) ·All new construction and substantial },mpr·ov<am~nts
shall have the !;ipac~ below. the lowest floor free of ob$tructi.ons:·
or ~on~tructed ~ith breakaway walls~ Such temporarili enclosed
.space shall not be USE;'!d for human habitation. . ·:·; ~
(d) Fill shall nQt be used for structural support of
buildings.
(e) Man-mad~ altera.t:.ion of sand dune.s which would
incr~ase potential.flood damage is prohibited.
(-f) ';Phe '}?~oodJ:.>lain Administrator shall obtain and·
rna intai1\ the following. records: · ·
(1) Certification by a r~gisteted engineer or
architect that a proposed st~u6ture campl~eg wi~h· Sebtio~
'16.52.180(a).
· ( 2) .The elevation (in relation to mean sea lev~l)
of the bo~tom of the lowest strudtur&l~ member of the lowest fl6or
(~xcluding.pilirtqs or columns} -rif all ~ew and.sub~~ahtially
13.
. '. 1 It ,j• .,
' ' ~' r
.. ••
improved structures, and whe.ther-!:F.:vi1 ~t t·uct. ures contain a
ba~~m'.::'nt.
16.52.190 Appeal Officer.
(.a) · · 'l'he city Manager or his designee shall heat a.nd d~cide
<appeals and reques~s for varicmc~s fL"om til;;; ~::;;;;quir,~me;ntz of thig
Chaptero
(bJ The City Manager shall hear and decide appeals when it
is alleged there is ai1 Pr~or in any req~.-lit-·ement r decir:;-ic::m r or
de te ~:.min at ion made by the t-'10•)\J.QlHJn A.<Jm in if>t r.:af:(H' in t.he
E:fih)l .• :emont ot· administration of thi;.:; Ordin.m1c~~.
(c) In passing upon such applicationB, t:lH.~ CH:y r·1&na~1~'l·r
shaLl. eo1w ider all techn icul (:~valuations, all rcl cv~1n t f.a~~.tot g f
standards spec i [ ied in other Sect ions uf tb. is \)'r:'d in<u:.ce r dnd ~
( 1) t.}f.s c1t"l.r•gc::·~ tt1at m3tf!~i.£~J.s £!1:?~/ ht~ Rl'J<:~r,t ()nto iJttl(~r
li.:lndu to the injury of others;
( 2) the danger of 1 if e 2.i .• d prop€.u·t.y due to 'flooding or:
erosion damage;
(3) the ~uoeptabil1ty of the propoocd facility and
contents to flood damage and the effect of such ~arnage on the
individual owner:
(4) the importance of the services provided by th~
proposed fa~ility to the community;
, ( 5) the liecessjty to the facility o~: a. w~tetfront
10cationi whe~e appl1q$bl~~" .
· ., '·(6) .·tb.e ·avail~blflity Ot. '~1f~rnafl.,Ye .lOCcl.~-l("mS. fot ·th~,.
proposed a:lt i c ipa'tE!d' d evelopm~J1t ·~·.:. : ' .. , ...
. (71.: the compat:ibiJ it~ of. th~ ·~ropo's~~ ~s~ wi tt,l' ex:t~'ting
and ~ntic ipat~d devtalopment 1 .· .. · · ·:: , ·····. : · ·
''·'··
. , (8) . the r~lat ionsh ~p · ~f 'tt(~ pJ::oposed. use Lo t~~
· {';ompr~henei.v~ ,ph:.n an~) tloud}:)lain mari·agataent p.t"ogtam f9r that
~re~;
.. . (:9}: the safety'. of.. a~c.eas _to tn.2 pr.:g.p~rty in t.im~ 9f.
fl.ood .. fot qrd·i.r~·~ry, and emec.9enoy \rehicl~,.f~ · , .. ·'
( iOl tt-~e e,;p~ct.e>cy h:~i'Jh'tl$/.~el('iCi·i.y, durat fon, rate of
r i::;e: i and IS~d·~ment tranRPQ!~t'. of: thti floodwa,t·En:.s 'expec-ted at th~
site; and
(11) tn• co~ts 6£ providing go~exnm~ntal servicea
during and after 'fl9od ~o~~itions, including maintenance and
. 14 ot
',·'·,_·
; ,. .
•
~epair of yublic utilities and facilitie$ such as sewer, ga$,
elect.ric·ll, and .~ater syst(;m, dnd ~.;h:-eets n.n1 bridgDs.
(d) Generally, varJ~nces may be is8ued f~r n,::ow constructicn
and substanti~l improvement~ to be erected bn a lot'of one-hJlf, ~C~t: ur J. et)::) i 11 q i:Gt: {..;~JsJ ~ .iy uvu~ ;..v w;-,.::; .:~ ~-f~-,;: ;-;~~-~:::~ -~-~-!. ::::. ::·--·.-.~ ~,. ~-~
eKisting structures construct~d below the·b~s~ flood level,.
provided items (·~) ( 1) through ( 11) have b~en f;.J.lly consi.det"0d.
As the lot s.tz~ in<;'reases beyond one··half ucre, f.h8 t.echn1cu1
justi..f.icaton required for h;suing tlH~ variance increase::•~
(e) Upon conBiderc::!tion of the i:acto:r.s of Seci::i.on
'lb,~>4.190(c~ and i:.lw pu.l:pOG~~s of thh; Ordinancer tbf;! City Nana!Jer
!ll<.lY au·.,·.~ch !·;ud~ conditionu to th~~ g:r.antinq of vm:·ianGe3 aH j,t
<k(nnH !WCe~w:u;;-y to Ym:·Utct: tile pu:rposos of th:Ls Or:dinunce.
{f) '!'hi!• Vlnodpplain .'\dmini.~1trator srH~ll maint<J.in t-.he reco:rds
of all appenl {'~ction.s o.nd report. any variances to the f'(~deJ~al
l n:;; m: ;:mc:e Admin :i.c;t.ra t ion upon I'if:q llf.::-St..
16.52.200 Conditions fo-:: Variances.
(a) variances may be issued for the reconstruction,
rehabilitation or restoration of Gtructures lis~ed in the National
Reg h>ter of H. is tori c Place~ or the Stat-e Inven'\:.ory of Historic
Pl act"!S, without reg ar:d to the proced Llres set. forth i!! t.he ,
remainder of this Section.
(b) variances shall not b~ issued within any desi~nated
floudway if any such increase in flood levels during Lhe base
flood discharge woul.d result.
(c) Variances shall only be issued upon i:l_ deter.minat: ion 'that
the variance is the m :!.nimum neces'sory, considering the flood. · --··
hazard, to afford relief. ,.
(d} v~r:i..ances shall only be i·ast:ad up.~n:
( 1) a snowing of good and suffic~ent ·cause; ..
(2) a determi~at!dn that failure ~o qranc the ~ariartce
would rc~sul t .in .except i.ona.~ hardship. to the a~1pl icrin t., anct
( 3) a .d~t:etminat ion th~t the granting of .~ v<!lr iance
will not re:nult in increased flood heights, additlonal thre~ts to''
public safety~ a~traordinaty public expense, create nuisances,
cause fraud on or victimization of, the public, or cOnflict with
existing local laws or ordinances~
'• ·,
(e) V~riances may be issued for new construction and
substantial imp~ovements and for .other dev~lopment neceBsary· for th~ conclu~t of a functionally d~pendent use providod that tha~
provisions of Section 16.S2.2001a> through (d} are satiafi~~ and
i 5 •
... ,·:., 1''•.•'\•.J' j '"·'
I I
• I
'·'!
t~utt the structure or· oth~!" dEJvcloment is pcote'ct;e,·d by mathodS·
that minimize flood damagea during. th• base flood and crea~~ no
addition~} threats to public s~fety.
{ r} Any app..L:t.cam: -.u wnVJ!l 4 vaL .i.an~l.;; .i.~ ':I~Q.u~,-~~ ?i19-.i.~ .· uo::
yiven written notice that th~ struct~~e will be permitt~a-to be
built 1f>'i th a 1 owes t floor elevation below the l:'eg nl ato~y f.l()od
elf!vation and that the cost of flood insurance 'i'/ill bt-::; commen.su··
rate with the incr€aSf!d :riAk r.esnl ~ing from the red·uccd lGwest
f~oor el~vation. A co&y of th\:! }~.:Jtice shall· be 'f.'~'~orded by the
I"Lt)odpl.dn Board i.n the ofJ:i(.'(-: of the Santa t.":~lat:a ~ounty H1~cor:d{;r.·
;md 1>h'" l.l ;·,~) nJc•ocd~.,~d .i.n <·.1. manner no tttat it ~~ppt~ar.·;3 :Ln th..:~ chain
qf ti.t!.<.~ nl Uw aU:oct.e::d pD.i.:C~)J. of land.
8ecti0n 8; This Urdiuance ~nd the various parts thereof are
L-er·eby d~:~c:.Cat·ed to be t">eV<::!r"~1b1€" Rho11ld ;;1ny Soction of this Ordi
n;3.n0r.~ b(') (J QC J it red !:)y the co1;:r:t ~; to be u.ncon~t it ut ional or; .invalid,
nuch dec i;;3ion Gh,·:tl.l not. e f feet the val i.d it y of the ordinance a.:::; a
wiH.Jle, or; uny pot:t ion thereof oL1er thnn the ~~ec:t Jon f>O declared
;:o i.Je tmcor.r.titir:;nul or invalido
Section 9: This Ordinance shall take effect on the thirty
fir.st'"(31B't}-day after the d~y of its passage.
IN'I'V{ODUCED: February 1.2, 1988
PA::;Sl::O: March 7, 1988
AYEB: Bechtel, 'i;bb, Fletcher, Kleil)~ Levy, Patitur;ci, Re:nzc1~ Sut0rius, Woolley
NOES: Nont')
AhS'!'E~'l' 1 ONS: · None
.l\:PP ROVED :
· 1(\ r1t)C~~~:"~'i ~~ t::trf(lflcD
·. <'t~,tl~ p;: tH~·CI1!G!!IW. .. ~, .. · .. ·~~: ;~;!~u·:· ., · ·
.:.;1"' '1:: VotiNG
· ~; ._~)"'~·:. ~:(. crrv oF F:AlO :\tJO
; .· :~·~···~ ~..~l,~~>·~, :; . .t··~0;Hr~
. · '.:~= lor·?\)',,~r,..;;; i(' lfllljl
.I: ..
,,,..,,,~~ ...... ~ .... fl •,rl}lj~IJto\:\ ;,,.·,(·•'·"'lltf , I ' ~ ' Ill I ! I 11..; \ \:'.'\l'·•·lll•lnlt ,, \'lf•HtllH:
''IIH/\'''H( .... ," .... '" t~ •.·,n• "''' t ldJint. < ,:HIPI\ I , ' f • , ~ I
;/ .. ~~ ~~ :; .,
.,
. '
•:_;