HomeMy WebLinkAboutOrd. 1405-2009ORDINANCE NO. 1405-2009
AN ORDINANCE AMENDING CHAPTER 15.56 OF THE
SOUTH SAN FRANCISCO MUNICIPAL CODE TO ADOPT
THE MODEL CALIFORNIA FLOODPLAIN MANAGEMENT
ORDINANCE.
WHEREAS, the Legislature of the State of California has in Government Code Sections
65302, 65560, and 65800 conferred upon local governments the authority to adopt regulations
designed to promote the public health, safety, and general welfare of its citizenry; and
WHEREAS, the City's current Flood Damage Prevention Ordinance needs to be updated
to comply with the National Flood Insurance Program ("Program") established by Section 60.3
of the Code of Federal. Regulations.
NOW, THEREFORE, the City Council of the City of South San Francisco does hereby
ORDAIN as follows:
SECTION l: DELETE CHAPTER 15.56 IN ITS ENTIRETY AND REPLACE WITH THE
FOLLOWING:
15.56.010 FINDINGS OF FACT
(a) The flood hazard areas of the city of South San Francisco are subject to periodic
inundation which results in loss of life and property, health and safety hazards,
disruption of commerce and governmental services, extraordinary public expenditures
for flood protection and relief, and impairment of the tax base, all of which adversely
affect the public health, safety, and general welfare.
(b) These flood losses are caused by uses that are inadequately elevated, flocdproofed, or
protected from flood damage. The cumulative effect of obstructions in areas of
special flood hazards which increase flood heights and velocities also contributes to
flood losses.
15.56.020 STATEMENT OF PURPOSE
It is the purpose of this ordinance to promote the public health, safety, and general welfare,
and to minimize public and private losses due to flood conditions in specific areas by legally
enforceable regulations applied uniformly throughout the community to all publicly and
privately a ~vned land within flood prone, mudslide [i.e. mudflow] or flood related erosion
areas. These regulations are designed to:
(a) Protect human life and health;
(b) Minimize expenditure of public money for costly flood. control projects;
(c) Minimize the need for rescue and relief efforts associated with flooding and generally
undertaken at the expense of the general public;
(d) Minimize prolonged business interruptions;.
(e) Minimize damage to public facilities and utilities such as water and gas mains;
electric, telephone and sewer lines; and streets and bridges located in areas of special
flood hazard;
(f) Help maintain a stable tax base by providing for the sound use and development of
areas of special flood hazard so as to minimize future blighted areas caused by flood
damage;
(g) Ensure that potential buyers are notified that property is in an area of special flood
hazard; and
(h) Ensure that those who occupy the areas of special flood hazard assume responsibility
for their actions.
15.56.030 METHODS OF REDUCING FLOOD LOSSES
In order to accomplish its purposes, this ordinance includes regulations to:
(a) Restrict or prohibit uses which are dangerous to health, safety, and property due to
water or erosion hazards, or which result in damaging increases in erosion or flood
heights or velocities;
(b) Require that uses vulnerable to floods, including facilities which serve such uses, be
protected against flood damage at the time of initial construction;
(c) Control the alteration of natural floodplains, stream channels, and natural protective
barriers, which help accommodate or chamlel floodwaters;
(d) Control filling, grading, dredging, and other development which may increase flood
damage;
(e) Prevent or regulate the construction of flood barriers which will unnaturally divert
floodwaters or which may increase flood hazards in other areas; and
15.56.040 DEFINITIONS
Unless specifically defined below, words or phrases used in this ordinance shall be
interpreted so as to give them the meaning they have in common usage and to give this
ordinance its most reasonable application.
"A zone" -see "Special flood hazard area".
"Accessory structure" means a structure that is either:
(a) Solely for the parking of no more than 2 cars; or
(b) A small, low cost shed for limited storage, less than 150 square feet and $1,500 in
value.
"Accessory use" means a use which is incidental and subordinate to the principal use of the
parcel of land on which it is located.
"Alluvial fan" means a geomorphologic feature characterized by a cone or fan-shaped deposit
of boulders, gravel, and fine sediments that have been eroded from mountain slopes,
transported by flood flows, and then deposited on the valley floors, and which is subject to
flash flooding, high velocity flows, debris flows, erosion, sediment movement and
deposition, and channel migration.
"Apex" means a point on an alluvial fan or similar landform below which the flow path of the
major stream that formed the fan becomes unpredictable and alluvial fan flooding can occur.
"Appeal" means a request for a review of the Floodplain Administrator's interpretation of any
provision of this ordinance.
"Area of shallow flooding" means a designated AO or AH Zone on the Flood Insurance Rate
Map (FIRM). The base flood depths range from one to three feet; a clearly defined channel
does not exist; the path of flooding is unpredictable and indeterminate; and velocity flow may
be evident. Such flooding is characterized by ponding or sheet flow.
"Area of special flood hazard" -See "Special flood hazard area."
"Base flood" means a flood which has a one percent chance of being equaled or exceeded in
any given year (also called the "100-year flood"). Base flood is the term used throughout this
ordinance.
"Base flood elevation" (BFE) means the elevation shown on the Flood Insurance Rate Map
for Zones AE, AH, Al-30, VE and Vl-V30 that indicates the water surface elevation
resulting from a flood that has a 1-percent or greater chance of being equaled or exceeded in
any given year.
"Basement" means any area of the building having its floor subgrade - i.e., below ground
level - on all sides.
"Breakaway walls" are any type of walls, whether solid or lattice, and whether constructed of
concrete, masonry, wood, metal, plastic or any other suitable building material which is not
part of the structural support of the building anal which is designed to break away under
abnormally high tides or wave action without causing any damage to the structural integrity
of the building on which they are used or any buildings to which they might be carried by
flood waters. A breakaway wall shall have a safe design loading resistance of not less than
10 and no more than 20 pounds per square foot. Use of breakaway walls must be certified by
a registered engineer or architect and shall meet the following conditions:
(a) Breakaway wall collapse shall result from a water load less than that which would
occur during the base flood; and
(b) The elevated portion of the building shall not incur any structural damage due to the
effects of wind and water loads acting simultaneously in the event of the base flood.
"Building" -see "Structure".
"Coastal high hazard area" means an area of special flood hazard extending from offshore to
the inland limit of a primary frontal dune along an open coast and any other area subject to
high velocity wave action from storms or seismic sources. It is an area subject to high
velocity waters, including coastal and tidal inundation or tsunamis. The area is designated on
a Flood Insurance Rate Map (FIRM) as Zone V1-V30, VE, or V.
"Development" means any man-made change to improved or unimproved real estate,
including but not limited to buildings or other structures, mining, dredging, filling, grading,
paving, excavation or drilling operations or storage of equipment or materials.
"Encroachment" means the advance or infringement of uses, plant growth, fill, excavation,
buildings, permanent structures or development into a floodplain which may impede or alter
the flow capacity of a floodplain.
"Existing manufactured home park or subdivision" means a manufactured home park or
subdivision for which the construction of facilities for servicing the lots on which the
manufactured homes are to be affixed (including, at a minimum, the installation of utilities,
the construction of streets, and either final site grading or the pouring of concrete pads) is
completed before 1988.
"Expansion to an existing manufactured home park or subdivision" means the preparation of
additional sites by the construction of facilities for servicing the lots on which the
manufactured homes are to be affixed (including the installation of utilities, the construction
of streets, and either final site grading or the pouring of concrete pads).
"Flood, flooding, or flood water" means:
(a) A general and temporary condition of partial or complete inundation of normally dry
land areas from the overflow of inland or tidal waters; the unusual and rapid
accumulation or runoff of surface waters from any source; and/or mudslides (i.e.,
mudflows); and
(b) The condition resulting from flood-related erosion.
"Flood Boundary and Floodway Map (FBFM)" means the official map on which the Federal
Emergency Management Agency or Federal Insurance Administration has delineated both the
areas of special flood. hazards and the floodway.
"Flood Insurance Rate Map (FIRM)" means the official map on which the Federal Emergency
Management Agency or Federal Insurance Administration has delineated both the areas of
special flood hazards and the risk premium zones applicable to the community.
"Flood Insurance Study" means the official report provided by the Federal Insurance
Administration that includes flood profiles, the Flood Insurance Rate Map, the Flood
Boundary and Floodway Map, and the water surface elevation of the base flood.
"Floodplain. or flood-prone area" means any land area susceptible to being inundated. by water
from any source -see "Flooding."
"Floodplain Administrator" is the community official designated by title to administer and
enforce the floodplain management regulations.
"Floodplain management" means the operation of an overall program of corrective and
preventive measures for reducing flood damage and preserving and enhancing, where
possible, natural resources in the floodplain, including but not limited to emergency
preparedness plans, flood control works, floodplain management regulations, and open space
plans.
"Floodplain management regulations" means this ordinance and other zoning ordinances,
subdivision regulations, building codes, health regulations, special purpose ordinances (such
as grading and erosion control) and other application of police power which control
development in flood-prone areas. This term describes federal, state or local regulations in
any combination thereof which provide standards for preventing and reducing flood loss and
damage.
"Floodproofing" means any combination of structural and nonstructural additions, changes,
or adjustments to structures which reduce or eliminate flood damage to real estate or
improved real property, water and sanitary facilities, structures, and their contents. For
guidelines on dry and wet floodproofing, see FEMA Technical Bulletins TB 1-~3, TB 3-93,
and TB 7-93.
"Floodway" means the channel of a river or other watercourse and the adjacent land areas that
must be reserved in order to discharge the base flood without cumulatively increasing the
water surface elevation more than one foot. Also referred to as "Regulatory Floodway."
"Floodway fringe" is that area of the floodplain on either side of the "Regulatory Floodway"
where encroachment maybe permitted.
"Fraud and victimization" as related to sections 15.56.230 - 15.56.250 of this code, means
that the variance granted must not cause fraud on or victimization of the public. In
examining this requirement, the city council will consider the fact that every newly
constructed building adds to government responsibilities and remains a part of the
community for fifty to one-hundred years. Buildings that are permitted to be constructed
below the base flood elevation are subject during all those years to increased risk of damage
from floods, while future owners of the property and the community as a whole are subject to
all the costs, inconvenience, danger, and suffering that those increased flood damages bring.
In addition, future owners may purchase the property, unaware that it is subject to potential
flood damage, and can be insured only at very high flood insurance rates.
"Functionally dependent use" means a use which cannot perform its intended purpose unless
it is located or carried out in close proximity to water. The term includes only docking
facilities, port facilities that are necessary for the loading and unloading of cargo or
passengers, and ship building and ship repair facilities, and does not include long-term
storage or related manufacturing facilities.
"Governing body" is the local governing unit, i.e. county or municipality, that is empowered
to adopt and implement regulations to provide for the public health, safety and general
welfare of its citizenry.
"Hardship" as related to sections 15.56.230 - 15.56.250 of this ordinance means the
exceptional hardship that would result from a failure to grant the requested variance. The city
council requires that the variance be exceptional, unusual, and peculiar to the property
involved. Mere economic or financial hardship alone is not exceptional. Inconvenience,
aesthetic considerations, physical handicaps, personal preferences, or the disapproval of one's
neighbors likewise cannot, as a rule, qualify as an exceptional hardship. All of these
problems can be resolved through other means without granting a variance, even if the
alternative is more expensive, or requires the property owner to build elsewhere or put the
parcel to a different use than originally intended.
"Highest adjacent grade" means the highest natural elevation of the ground surface prior to
construction next to the proposed walls of a structure.
"Historic structure" means any structure that is:
(a) Listed individually in the National Register of Historic Places (a listing maintained by
the Department of Interior) or preliminarily determined by the Secretary of the
Interior as meeting the requirements for individual listing on the National Register;
(b) Certified or preliminarily determined by the Secretary of the Interior as contributing to
the historical significance of a registered historic district or a district preliminarily
determined by the Secretary to qualify as a registered historic district;
(c) Individually listed on a state inventory of historic places in states with historic
preservation programs which have been approved by the Secretary of Interior; or
(d) Individually listed on a local inventory of historic places in communities with historic
preservation programs that have been certified either by an approved state program as
determined by the Secretary of the Interior or directly by the Secretary of the Interior
in states without approved programs.
"Levee" means a man-made structure, usually an earthen embankment, designed and
constructed in accordance with sound engineering practices to contain, control or divert the
flow of water so as to provide protection from temporary flooding.
"Levee system" means a flood protection system which consists of a levee, or levees, and
associated structures, such as closure and drainage devices, which are constructed and
operated in accord with sound engineering practices.
"Lowest floor" means the lowest floor of the lowest enclosed area, including basement (see
"Basement" definition).
(a) An unfinished or flood resistant enclosure below the lowest floor that is usable solely
for parking of vehicles, building access or storage in an area other than a basement
area, is not considered a building's lowest floor provided it conforms to applicable
non-elevation design requirements, including, but not limited to:
(1) The flood openings standard in section 15.56.160(c)(3) of this code;
(2) The anchoring standards in section 15.56.160(a) of this code;
(3) The construction materials and methods standards in section 15.56.160(b) of
this code; and
(4) The standards for utilities in section 15.56.170 of this code.
(b) For residential structures, all subgrade enclosed areas are prohibited as they are
considered to be basements (see "Basement" definition). This prohibition includes
below-grade garages and storage areas.
"Manufactured home" means a structure, transportable in one or more sections, which is built
on a permanent chassis and is designed for use with or without a permanent foundation when
attached to the required utilities. The term "manufactured home" does not include a
"recreational vehicle".
"Manufactured home park or subdivision" means a parcel (or contiguous parcels) of land
divided into two or more manufactured home lots for rent or sale.
"Market value" is defined in the city of South San Francisco substantial
damage/improvement procedures. See section 15.56.130(b)(1).
"Mean sea level" means, for purposes of the National Flood Insurance Program, the National
Geodetic Vertical Datum (NGVD) of 1929, North American Vertical Datum (NAND) of
1988, or other datum, to which base flood elevations shown on a community's Flood
Insurance Rate Map are referenced.
"New construction", for floodplain management purposes, means structures for which the
"start of construction" commenced on or after 1988, and includes any subsequent
improvements to such structures.
"New manufactured home park or subdivision" means a manufactured home park or
subdivision for which the construction of facilities for servicing the lots on which the
manufactured homes are to be affixed (including at a minimum, the installation of utilities,
the construction of streets, and either final site grading or the pouring of concrete pads) is
completed on or after 1988.
"Obstruction" includes, but is not limited to, any dam, wall, wharf, embankment, levee, dike,
pile, abutment, protection, excavation, channelization, bridge, conduit, culvert, building,
wire, fence, rock, gravel, refuse, fill, structure, vegetation or other material in, along, across
or projecting into any watercourse which may alter, impede, retard or change the direction
and/or velocity of the flow of water, or due to its location, its propensity to snare or collec•
debris carried by the flow of water, or its likelihood of being carried downstream.
"One-hundred-year flood" or "100-year flood" -see "Base flood."
"Primary frontal dune" means a continuous or nearly continuous mound or ridge of sand with
relatively steep seaward and landward slopes immediately landward and adjacent to the beach
and subject to erosion and overtopping from high tides and waves during major coastal
storms. The inland limit of the primary frontal dune occurs at the point where there i s a
distinct change from a relatively mild slope.
"Program deficiency" means a defect in a community's floodplain management regulations
or administrative procedures that impairs effective implementation of those floodplain
management regulations.
"Public safety and nuisance" as related to sections 15.56.230 - 15.56.250 of this code, means
that the granting of a variance must not result in anything which is injurious to safety or
health of an entire community or neighborhood, or any considerable number of persons, or
unlawfully obstructs the free passage or use, in the customary manner, of any navigable lake,
or river, bay, stream, canal, or basin.
"Recreational vehicle" means a vehicle which is:
(a) Built on a single chassis;
(b) 400 square feet or less when measured at the largest horizontal projection;
(c) Designed to be self-propelled or permanently towable by a light-duty truck; and
(d) Designed primarily not for use as a permanent dwelling but as temporary living
quarters for recreational, camping, travel, or seasonal use.
"Regulatory floodway" means the channel of a river or other watercourse and the adjacent
land areas that must be reserved in order to discharge the base flood without cumulatively
increasing the water surface elevation more than one foot.
"Remedy a violation" means to bring the structure or other development into compliance
with State or local floodplain management regulations, or if this is not possible, to reduce the
impacts of its noncompliance. Ways that impacts may be reduced include protecting the
structure or other affected development from flood damages, implementing the enforcement
provisions of the ordinance or otherwise deterring future similar violations, or reducing State
or Federal financial exposure with regard to the structure or other development.
"Riverine" means relating to, formed by, or resembling a river (including tributaries), stream,
brook, etc.
"Sand dunes" mean naturally occurring accumulations of sand in ridges or mounds landward
of the beach.
"Sheet flow area" -see "Area of shallow flooding."
"Special flood hazard area (SFHA)" means an area in the floodplain subject to a 1 percent or
greater chance of flooding in any given year. It is shown on an FHBM or FIRM as Zone A,
AO, Al-A30, AE, A99, AH, V1-V30, VE or V.
"Start of construction" includes substantial improvement and other proposed new
development and means the date the building permit was issued, provided the actual start of
construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement
was within 180 days from the date of the permit. The actual start means ei±her the first
placement of permanent construction of a structure on a site, such as the pouring of slab or
footings, the installation of piles, the construction of columns, or any work beyond the stage
of excavation; or the placement of a manufacture home on a foundation. Permanent
construction does not include land preparation, such as clearing, grading, and filling; nor does
it include the installation of streets and/or walkways; nor does it include excavation for a
basement, footings, piers, or foundations or the erection of temporary forms; nor does it
include the installation on the property of accessory buildings, such as garages or sheds not
occupied as dwelling units or not part of the main structure. For a sulstantial improvement,
the actual start of construction means the first alteration of any wall, ceiling, floor, or other
structural pert of a building, whether or not that alteration affects the external dimensions of
the building.
"Structure" means a walled and roofed building that is principally above ground; this includes
a gas or liquid storage tank or a manufactured home.
"Substantial damage" means damage of any origin sustained by a structure whereby the cost
of restoring the structure to its before damaged condition would equal or exceed 50 percent of
the market value of the structure before the damage occurred.
"Substantial improvement" means any reconstruction, rehabilitation, addition, or other
improvement of a structure, the cost of which equals or exceeds 50 percent of the markc~
value of the structure before the "start of construction" of the improvement. This term
includes structures which have incurred "substantial damage", regardless of the actual repair
work performed. The term does not, however, include either:
(a) Any project for improvement of a structure to correct existing violations or state or
local health, sanitary, or safety code specifications which have been identified by the
local code enforcement official and which are the minimum necessary to assure safe
living conditions; or
(b) Any alteration of a "historic structure," provided that the alteration will not preclude
the structure's continued designation as a "historic structure."
"V zone" -see "Coastal high hazard area."
"Variance" means a grant of relief from the requirements of this ordinance which permits
construction in a manner that would otherwise be prohibited by this ordinance.
"Violation" means the failure of a structure or other development to be fully compliant with
this ordinance. A structure or other development without the elevation certificate, other
certifications, or other evidence of compliance required in this ordinance is presumed to be in
violation until such time as that documentation is provided.
"Water surface elevation" means the height, in relation to the National Geodetic Vertical
Datum (NGVD) of 1929, North American Vertical Datum (NAND) of 1988, or other datum,
of floods of various magnitudes and frequencies in the floodplains of coastal or riverine
areas.
"Watercourse" means a lake, river, creek, stream, wash, arroyo, channel or other topographic
feature on c-r over which waters flow at least periodically. Watercourse includes specifically
designated areas in which substantial flood damage may occur.
15.56.050 Lands to which this chapter applies.
This chapter shall apply to all areas of special flood hazards within the jurisdiction of the city
of South San Francisco.
15.56.060 Basis for establishing the areas of special flood hazard.
The areas of special flood hazard identified by the Federal Emergency Management Agency
(FEMA) in the "Flood Insurance Study (FIS) for the City of South San Francisco" datet~i
March 2, 1981, with accompanying Flood Insurance Rate Maps (FIRM'S) and Flood
Boundary and Floodway Maps (FBFM's), dated September 2, 1981, and all subsequent
amendments and/or revisions, are hereby adopted. by reference and declared to be a part of
this chapter. This FIS and attendant mapping is the minimum area of applicability of this
ordinance and may be supplemented by studies for other areas which allow implementation
of this ordinance and which are recommended to the city council by the Floodplain
Administrator. The study, FIRM's and FBFM's are on file at the office of the City Engineer,
City Hall Annex, 315 Maple Avenue, South San Francisco, California 94080.
15.56.070 Compliance and penalties.
No structure or land shall hereafter be constructed, located, extended, converted, or altered without
full compliance with the terms of this ordinance and other applicable regulations. Violation of the
requirements (including violations of conditions and safeguards) shall constitute a misdemeanor.
Nothing herein shall prevent the city council from taking such lawful action as is necessary to
prevent or remedy any violation.
15.56.080 Abrogation and greater restrictions.
This ordinance is not intended to repeal, abrogate, or impair any existing easements,
covenants, or deed restrictions. However, where this ordinance and another ordinance,
easement, covenant, or deed restriction conflict or overlap, whichever imposes the more
stringent restrictions shall prevail.
15.5 6.090 Interpretation.
In the interpretation and application of this ordinance, all provisions shall be:
(a) Considered as minimum requirements;
(b) Liberally construed in favor of the governing body; and
(c) Deemed neither to limit nor repeal any other powers granted under state statutes.
15.56.100 Warning and disclaimer of liability.
The degree of flood protection required by this chapter is considered reasonable for regulatory
purposes and is based on scientific and engineering considerations. Larger floods can and will
occur on rare occasions. Flood heights may be increased by man-made or natural causes. This
ordinance does not imply that land outside the areas of special flood hazards or uses permitted
within such areas will be free from flooding or flood damages. This ordinance shall not create
liability on the part of city council, any officer or employee thereof, the State of California, or the
Federal Emergency Management Agency, for any flood damages that result from reliance on this
ordinance or any administrative decision lawfully made hereunder.
15.56.110 Severability
This ordinance and the various parts thereof are hereby declared to be severable. Should any
section of this ordinance be declared by the courts to be unconstitutional or invalid, such decision
shall not affect the validity of the ordinance as a whole, or any portion thereof other than the
section so declared to be unconstitutional or invalid.
15.56.120 Designation of the floodplain administrator.
The city engineer and city building official are hereby appointed to administer, implement,
and enforce this chapter by granting or denying development permits in accord with its
provisions.
15.56.130 Duties and responsibilities of the floodplain administrator.
The duties and responsibilities of the floodplain administrator shall include, but not be
limited to the following:
(a) Permit Review. Review all development permits to determine:
(1) Permit requirements of this ordinance have been satisfied, including
determination of substantial improvement and substantial damage of existing
structures;
(2) All other required state and federal permits have been obtained;
(3) The site is reasonably safe from flooding;
(4) The proposed development does not adversely affect the carrying capacity of
areas where base flood elevations have been determined but a floodway has
not been designated. This means that the cumulative effect of the proposed
development when combined with all other existing and anticipated
development will not increase the water surface elevation of the base flood
more than 1 foot at any point within the city of South San Francisco; and
(5) All Letters of Map Revision (LOMR's) for flood control projects are approved
prior to the issuance of building permits. Building Permits must not be issued
based on Conditional Letters of Map Revision (CLOMR's). Approved
CLOMR's allow construction of the proposed flood control project and land
preparation as specified in the "start of construction" definition.
(b) Development of substantial improvement and substantial damage pro~;edures.
(1) Using FEMA publication FEMA 213, "Answers to Questions About
Substantially Damaged Buildings," develop detailed procedures for
identifying and administering requirements for substantial improvement and
substantial damage, to include defining "Market Value."
(2) Assure procedures are coordinated with other departments/divisions and
implemented by community staff
(c) Review, use and development of other base flood data.
When base flood elevation data has not been provided in accordance with section
15.56.060, the floodplain administrator shall obtain, review, and reasonably utilize
any base flood elevation and floodway data available from a federal or state agency,
or other source, in order to administer sections 15.56.160 - 15.56.220.
NOTE: Abase flood elevation may be obtained using one of two methods from the
FEMA publication, FEMA 265, "Managing Floodplain Development in Approximate
Zone AAreas - A Guide for Obtaining and Developing Base (100-year) Flood
Elevations" dated July 1995.
(d) Notification of other agencies.
(1) Alteration or relocation of a watercourse'
(i) Notify adjacent communities and the California Department of
Water Resources prior to alteration or relocation;
(ii) Submit evidence of such notification to the Federal Emergency
Management Agency; and
(iii) Assure that the flood carrying capacity within the altered or
relocated portion of said watercourse is maintained.
(2) Base flood elevation changes due to physical alterations:
(i) Within 6 months of information becoming available or project
completion, whichever comes first, the floodplain administrator
shall submit or assure that the permit applicant submits
technical or scientific data to FEMA for a Letter of Map
Revision (LOMR).
(ii) All LOMR's for flood control projects are approved prior to the
issuance of building permits. Building Permits must not be
issued based on Conditional Letters of Map Revision
(CLOMR's). Approved CLOMR's allow construction of the
proposed flood control project and land preparation as specified in
the "start of construction" definition.
Such submissions are necessary so that upon confirmation of those physical
changes affecting flooding conditions, risk premium rates and floodplain
management requirements are based on current data.
(3) Changes in corporate boundaries:
Notify FEMA in writing whenever the corporate boundaries have been modified
by annexation or other means and include a copy of a map of the community
clearly delineating the new corporate limits.
(e) Documentation of floodplain development.
Obtain and maintain for public inspection and make available as needed the
following:
(1) Certification required by sections 15.56.160(c)(1) and 15.56.190(lowest floor
elevations) of this code;
(2) Certification required by section 15.56.160(c)(2) (elevation or floodproofing
of nonresidential structures) of this code;
(3) Certification required by section 15.56.160(c)(3) (wet floodproofing standaru~
of this code;
(4) Certification of elevation required by section 15.56.180(a)(3)(subdivisions and
other proposed development standards) of this code;
(5) Certification required by section 15.210(b) (floodway encroachments) of this
code;
(6) Information required by section 15.56.220(f) (coastal construction standards)
of this code; and
(7) Maintain a record of all variance actions, including justification for their
issuance, and report such variances issued in its biennial report submitted to
the Federal Emergency Management Agency.
(~ Map determination. Make interpretations where needed, as to the exact location of the
boundaries of the areas of special flood hazard, where there appears to be a conflict
between a mapped boundary and actual field conditions. The person contesting the
location of the boundary shall be given a reasonable opportunity to appeal the
interpretation as provided in section 15.56.150 of this code.
(g) Remedial action. Take action to remedy violations of this chapter as specified in
section 15.56.070 of this code.
(h) Biennial Report. Complete and submit Biennial Report to FEMA.
(i) Planning. Assure the General Plan is consistent with floodplain management
objectives herein.
15.56.140 Development permit.
A development permit shall. be obtained before any construction or other development,
including manufactured homes, within any area of special flood hazard established in section
15.56.060. Application for a development permit shall be made on forms furnished by the
city. The applicant shall provide the following minimum information:
(a) Plans in duplicate, drawn to scale, showing:
(1) Location, dimensions, and elevation of the area in question, existing or
proposed structures, storage of materials and equipment and their location;
(2) Proposed locations of water supply, sanitary sewer, and other utilities;
(3) Grading information showing existing and proposed contours, any proposed
fill, and drainage facilities;
(4) Location of the regulatory floodway when applicable;
(5) Base flood elevation information as specified in section 15.56.060 or section
15.56.130(c) of this code;
(6) Proposed elevation in relation to mean sea level, of the lowest floor (including
basement) of all structures; and
(7) Proposed elevation in relation to mean sea level to which any nonresidential
structure will be floodproofed, as required in section 15.56.160(c)(2) of this
code and detailed in FEMA Technical Bulletin TB 3-93.
(b) Certification from a registered civil engineer or architect that the nonresidenti~~l
floodproofed building meets the floodproofing criteria in section 15.56.160(c)(2) of
this code.
(c) For acrawl-space foundation, location and total net area of foundation openings as
required in section 15.56.160(c)(3) of this ordinance and detailed in FEMA Technical
Bulletins 1-93 and 7-93.
(d) Description of the extent to which any watercourse will be altered or relocated as a
resu~t of proposed development.
(e) All appropriate certifications listed in section 15.56.130(e)of this code.
15.56.150 Appeals
The city council shall hear and decide appeals when it is alleged there is an error in any
requirement, decision, or determination made by the floodplain administrator in the
enforcement or administration of this ordinance.
15.56.160 Standards of Construction
In all areas of special flood hazards the following standards are required:
(a) Anchoring. All new construction and substantial improvements of structures,
including manufactured homes, shall be adequately anchored to prevent flotation,
collapse or lateral movement of the structure resulting from hydrodynamic and
hydrostatic loads, including the effects of buoyancy.
(b) Comrtruction Materials and Methods. All new construction and substantial
improvements of structures, including manufactured homes, shall be constructed:
(1) With flood resistant materials, and utility equipment resistant to flood damage for
areas below the base flood elevation;
(2) Using methods and practices that minimize flood damage;
(3) With electrical, heating, ventilation, plumbing and air conditioning equipment and
other service facilities that are designed and/or located so as to prevent water from
entering or accumulating within the components during conditions of flooding;
and
(4) Within Zones AH or AO, so that there are adequate drainage paths around
structures on slopes to guide flood waters around and away from proposed
structures.
(c) Elevation and Floodproofing.
(1) Residential construction. All new construction or substantial improvements
of residential structures shall have the lowest floor, including basement:
(i) In AE, AH, Al-30 Zones, elevated to or above the base flood
elevation.
(ii) In an AO zone, elevated above the highest adjacent grade to a height
equal to or exceeding the depth number specified in feet on the
FIRM, or elevated at least 2 feet above the highest adjacent grade
if no depth number is specified.
(iii)In an A zone, without BFE's specified on the FIRM [unnumbered A
zone], elevated to or above the base flood elevation; as determined
under section 15.56.130(c) of this code.
Upon the completion of the structure, the elevation of the lowest floor, including
basement, shall be certified by a registered civil engineer or licensed land
surveyor, and verified by the community building inspector to be properly
elevated. Such certification and verification shall be provided to the floodplain
administrator.
(2) Nonresidential construction.
X11 new construction or substantial improvements of nonresidential structures
shall either be elevated to conform with section 15.56.160(c)(1) ofthis code or:
(i) Be floodproofed, together with attendant utility and sanitary facilities,
below the elevation recommended under section 15.56.160(c)(1), so
that the structure is watertight with walls substantially impermeable to
the passage of water;
(ii) Have structural components capable of resisting hydrostatic and
hydrodynamic loads and effects of buoyancy; and
(iii)Be certified by a registered civil engineer or architect that the standard
of section 15.56.160(c)(2)(i) and (ii) of this code are satisfied. Such
certification shall be provided to the floodplain administrator.
(3) Flood openings.
All new construction and substantial improvements of structures with fully
enclosed areas below the lowest floor (excluding basements) that are usable solely
for parking of vehicles, building access or storage, and which are subject to
flooding, shall be designed to automatically equalize hydrostatic flood forces on
exterior walls by allowing for the entry and exit of floodwater. Designs for
meeting this requirement must meet the following minimum criteria:
(i) For non-engineered openings:
1. Have a minimum of two openings on different sides having a
total net area of not less than one square inch for every
square foot of enclosed area subject to flooding;
2. The bottom of all openings shall be no higher than one font
above grade;
3. Openings may be equipped with screens, louvers, valves or
other coverings or devices provided that they permit the
automatic entry and exit of floodwater; and
4. Buildings with more than one enclosed area must have
openings on exterior walls for each area to allow flood water to
directly enter; or
(ii) Be certified by a registered civil engineer or architect.
(4) Manufactured homes.
(i) See section 15.56.190.
(5) Garages and low cost accessory structures.
(i) Attached garages.
1. A garage attached to a residential structure, constructed with
the garage floor slab below the BFE, must be designed to allow
for the automatic entry of flood waters per section 15.56.160
(c)(3) of this code. Areas of the garage below the BFE must be
constructed with flood resistant materials per section
15.56.160(b) of this code.
2. A garage attached to a nonresidential structure must meet the
above requirements or be dry floodproofed. For guidance on
below grade parking areas, see FEMA Technical Bulletin TB-
6.
(ii) Detached garages and accessory structures.
L "Accessory structures" used solely for parking (2 car detached
garages or smaller) or limited storage (small, low-cost sheds),
as defined in section 15.56.040 of this code, may be
constructed such that its floor is below the base flood
elevation (BFE), provided the structure is designed and
constructed in accordance with the following requirements:
a) Use of the accessory structure must be limited to parking
or limited storage;
b) The portions of the accessory structure located below the
BFE must be built using flood-resistant materials;
c) The accessory structure must be adequately anchored to
prevent flotation, collapse and lateral movement;
d) Any mechanical and utility equipment in the accessory
structure must be elevated or floodproofed to or above
the BFE;
e) The accessory structure must comply with floodplain
encroachment provisions in section 15.56.210 and
f) The accessory structure must be designed to allow for
the automatic entry of flood waters in accordance with
section 15.56.160(c)(3) of this code.
2. Detached garages and accessory structures not meeting the
above standards must be constructed in accordance with all
applicable standards in section 15.56.160 of this code.
15.56.170 Standards for Utilities
(a) All rew and replacement water supply and sanitary sewage systems shall be designed
to minimize or eliminate:
(1) Infiltration of flood waters into the systems; and
(2) Discharge from the systems into flood waters.
(b) On-site waste disposal systems shall be located to avoid impairment to them, or
contamination from them during flooding.
15.56.180 Standards for subdivisions and other proposed development.
(a) All new subdivisions proposals and other proposed development, including proposals
for manufactured home parks and subdivisions, greater than 50 lots or 5 acres,
whichever is the lesser, shall:
(1) Identify the Special Flood Hazard Areas (SFHA) and Base Flood Elevations
(BFE).
(2) Identify the elevations of lowest floors of all proposed structures and pads on
the final plans.
(3) If the site is filled above the base flood elevation, the following as-built
information for each structure shall be certified by a registered civil engineer
or licensed land surveyor and provided as part of an application for a Letter of
Map Revision based on Fill (LOMR-F) to the floodplain administrator:
(i) Lowest floor elevation.
(ii) Pad elevation.
(iii) Lowest adjacent grade.
(b) All subdivision proposals and other proposed development shall be consistent with
the need to minimize flood damage.
(c) All subdivision proposals and other proposed development shall have public utilities
and facilities such as sewer, gas, electrical and water systems located and constructed
to minimize flood damage.
(d) All subdivisions and other proposed development shall provide adequate drainage to
reduce exposure to flood hazards.
15.56.190 Standards for Manufactured Homes.
(a) All manufactured homes that are placed or substantially improved, on sites located:
(1) outside of a manufactured home park or subdivision; (2) in a new manufactured
home park or subdivision; (3) in an expansion to an existing manufactured home park
or subdivision; or (4) in an existing manufactured home park or subdivision upon
which a manufactured home has incurred "substantial damage" as the result of a
flood, shall:
(1) Within Zones Al-30, AH, and AE on the community's Flood Insurance Rate
Map, be elevated on a permanent foundation such that the lowest floor of the
manufactured home is elevated to or above the base flood elevation and be
securely fastened to an adequately anchored foundation system to resist
flotation, collapse, and lateral movement.
(2) Within Zones V 1-30, V, and VE on the city's Flood Insurance Rage Map, meet
the requirements of section 15.56.220 of this code.
(b) All manufactured homes to be placed or substantially improved on sites in an existing
manufactured home park or subdivision within Zones Al-30, AH, AE, V1-30, V, and
VE on the community's Flood Insurance Rate Map that are not subject to the
provisions of section 15.56.190(a) of this code will be securely fastened to an
adequately anchored foundation system to resist flotation, collapse, and lateral
movement, and be elevated so that either the:
(1) Lowest floor of the manufactured home is at or above the base flood elevation;
or
(2) Manufactured home chassis is supported by reinforced piers or other
foundation elements of at least equivalent strength that are no less than 36
inches in height above grade.
Upon the completion of the structure, the elevation of the lowest floor including basement
shall be certified by a registered. civil engineer or licensed land surveyor, and verified by the
community building inspector to be properly elevated. Such certification and verification
shall be provided to the floodplain administrator.
15.56.200 Standards for recreational vehicles.
(a) All recreational vehicles placed in Zones Al-30, AH, AE, V1-30 and VE will either:
(1) Be on the site for fewer than 180 consecutive days; or
(2) Be fully licensed and ready for highway use. A recreational vehicle is ready
for highway use if it is on its wheels or jacking system, is attached to the site
only by quick. disconnect type utilities and security devices, and has no
permanently attached additions; or
(3) Meet the permit requirements of section 15.56.140 of this code and the
elevation and anchoring requirements for manufactured homes in section
15.56.190.
(b) Recreational vehicles placed on sites within Zones V 1-30, V, and VE on the
community's Flood Insurance Rate Map will meet the requirements of sections
15.56.200(a) and 15.56.220 of this code.
15.56.210 Floodways
Since floodways are an extremely hazardous area due to the velocity of flood waters which
carry debris, potential projectiles, and erosion potential, the following provisions apply:
(a) Until a regulatory floodway is adopted, no new construction, substantial development,
or other development (including fill) shall be permitted within Zones Al-30 and AE,
unless it is demonstrated that the cumulative effect of the proposed development,
when combined with all other development, will not increase the water surface
elevation of the base flood more than 1 foot at any point within the city.
(b) Within an adopted regulatory floodway, the city shall prohibit encroachments,
including fill, new construction, substantial improvements, and other development,
unless certification by a registered civil engineer is provided demonstrating that the
proposed encroachment shall not result in any increase in flood levels during the
occurrence of the base flood discharge.
(c) If sections 15.56.210(a) & (b) of this code are satisfied, all new construction,
substantial improvement, and other proposed new development shall comply with all
other applicable flood hazard reduction provisions of sections 15.56.160 - 15.56.220.
15.56.220 Coastal high hazard areas.
Within coastal high hazard areas, Zones V, V 1-30, and VE, as established under section
15.56.060 of this code, the following standards shall apply:
(a) All new residential and non-residential construction, including substantial
improvement/damage, shall be elevated on adequately anchored pilings or columns
and securely anchored to such pilings or columns so that the bottom of the lowest
horizontal structural member of the lowest floor (excluding the pilings or columns) is
elevated to or above the base flood level. The pile or column foundation and structut ~.;
attached thereto is anchored to resist flotation, collapse, and lateral movement due to
the effects of wind and water loads acting simultaneously on all building components.
Water loading values used shall be those associated with the base flood. Wind
loading values used shall be those required by applicable state or local building
standards.
(b) All new construction and other development shall be located on the landward side of
the reach of mean high tide.
(c) All new construction and substantial improvement shall have the space below the
lowest floor free of obstructions or constructed with breakaway walls as defined in
section 15.56.040 of this ordinance. Such enclosed space shall not be used for human
habitation and will be usable solely for parking of vehicles, building access or storage.
(d) Fill shall not be used for structural support of buildings.
(e) Man-made alteration of sand dunes which would increase potential flood damage is
prohibited.
(f) The floodplain administrator shall obtain and maintain the following records:
(1) Certification by a registered engineer or architect that a proposed structure
complies with section 15.56.220(a); and
(2) The elevation (in relation to mean sea level) of the bottom of the lowest
horizontal structural member of the lowest floor (excluding pilings or
columns) of all new and substantially improved structures, and whether such
structures contain a basement.
15.56.230 Nature of Variances.
The issuance of a variance is for floodplain management purposes only. Insurance premium
rates are determined by statute according to actuarial risk and will. not be modified by the
granting of a variance.
The variance criteria set forth in this section of the ordinance are based on the general
principle of zoning law that variances pertain to a piece of property and are not personal in
nature. A variance may be granted for a parcel of property with physical characteristics so
unusual that complying with the requirements of this ordinance would create an exceptional
hardship to the applicant or the surrounding property owners. The characteristics must b~.;
unique to the property and not be shared by adjacent parcels. The unique characteristic must
pertain to the land itself, not to the structure, its inhabitants, or the property owners.
It is the duty of the city council to help protect its citizens from flooding. This need is so
compelling and the implications of the cost of insuring a structure built below flood level are
so serious that variances from the flood elevation or from other requirements in the flood
ordinance are quite rare. The long term goal of preventing and reducing flood loss and.
damage can only be met if variances are strictly limited. Therefore, the variance guidelines
provided in this ordinance are more detailed and contain multiple provisions that must be met
before a variance can be properly granted. The criteria are designed to screen out those
situations in which alternatives other than a variance are more appropriate.
15.56.240 Conditions for Variances.
(a) Generally, variances may be issued for new construction, substantial improvement,
and other proposed new development to be erected on a lot of one-half acre or less in
size contiguous to and surrounded by lots with existing structures constructed below
the base flood level, providing that the procedures of sections 15.56.120 - 15.56.150
and sections 15.56.160 - 15.56.220 of this code have been fully considered. As the
lot size increases beyond one-half acre, the technical justification required for issuing;
the variance increases.
(b) Variances may be issued for the repair or rehabilitation of "historic structures" (as
defined in section 15.56.040 of this ordinance) upon a determination that the
proposed repair or rehabilitation will not preclude the structure's continued
designation as an historic structure and the variance is the minimum necessary to
preserve the historic character and design of the structure.
(c) Variances shall not be issued within any mapped regulatory floodway if any increase
in flood levels during the base flood discharge would result.
(d) Variances shall only be issued upon a determination that the variance is the
"minimum necessary" considering the flood hazard, to afford relief. "Minimum
necessary" means to afford relief with a minimum of deviation from the requirements
of this ordinance. For example, in the case of variances to an elevation requirement,
this means the city council need not grant permission for the applicant to build at
grade, or even to whatever elevation the applicant proposes, but only to that elevation
which the city council believes will both provide relief and preserve the integrity of
the local ordinance.
(e) Any applicant to whom a variance is granted shall be given written notice over the
signature of a community official that:
(1) The issuance of a variance to construct a structure below the base flood level
will result in increased premium rates for flood insurance up to amounts as
high as $25 for $100 of insurance coverage, and
(2) Such construction below the base flood level increases risks to life and
property. It is recommended that a copy of the notice shall be recorded by the
floodplain administrator in the San Mateo County Recorder's Office in a
manner so that it appears in the chain of title of the affected parcel of land.
(f) The floodplain administrator will maintain a record of all variance actions, including
justification. for their issuance, and report such variances issued in its biennial report
submitted to the Federal Emergency Management Agency.
15.56.250 Appeal board.
(a) In passing upon requests for variances, the city council shall consider all technic~~:
evaluations, all relevant factors, standards specified in other sections of this
ordinance, and the:
(1) Danger that materials may be swept onto other lands to the injury of
others;
(2) Danger of life and property due to flooding or erosion damage;
(3) Susceptibility of the proposed facility and its contents to flood damage and
the effect of such damage on the existing individual owner and future
owners of the property;
(4) Importance of the services provided by the proposed facility to the
community;
(5) Necessity to the facility of a waterfront location, where applicable;
(6) Availability of alternative locations for the proposed use which are not
subject to flooding or erosion damage;
(7) Compatibility of the proposed use with existing and anticipated
development;
(8) Relationship of the proposed use to the comprehensive plan. and floodplain
management program for that area;
(9) Safety of access to the property in time of flood for ordinary and
emergency vehicles;
(10) Expected heights, velocity, duration, rate of rise, and sediment transport of
the flood waters expected at the site; and
(11) .Costs of providing governmental services during and after flood
conditions, including maintenance and repair of public utilities and
facilities such. as sewer, gas, electrical, and water system, and streets and
bridges.
(b) Variances shall only be issued upon a:
(1) Showing of good and sufficient cause;
(2) Determination that failure to grant the variance would result in exceptional
"hardship" to the applicant; and
(3) Determination that the granting of a variance will not result in increased flood
heights, additional threats to public safety, or extraordinary public expense,
create a nuisance (see "Public safety and nuisance"), cause "fraud and
victimization" of the public, or conflict with existing local laws or ordinances.
(c) Variances may be issued for new construction, substantial improvement, and other
proposed new development necessary for the conduct of a functionally dependent use
provided that the provisions of sections 15.56.250(a) - 15.56.250(d) are satisfied and
that the structure or other development is protected by methods that minimize flood
damages during the base flood and does not result in additional threats to public
safety and does not create a public nuisance.
(d) Upon consideration. of the factors of section 15.56.240(a) and the purposes of this
chapter, the city council may attach such conditions to the granting of variances as it
deems necessary to further the purposes of this chapter.
SECTION 2. PUBLICATION AND EFFECTIVE DATE
Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance
shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at
which this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary,
and (2) post in the City Clerk's Office a certified copy of this Ordinance. Within fifteen (15)
days after the adoption of this Ordinance, the City Clerk shall (1) publish the summary, and (2)
post in the City Clerk's Office a certified copy of the full text of this Ordinance along with the
names of those City Council members voting for and against this Ordinance or otherwise voting.
This Ordinance shall become effective thirty days from and after its adoption.
,~ * * ~ ~
Introduced at a regular meeting of the City Council of the City of South San Francisco,
held the 14th day of January, 2009.
Adopted as an Ordinance of the City of South Francisco at a regular meeting of the City
Council held the 28th day of January, 2009 by the following vote:
AYES: Councilmembers Pedro Gonzalez, Richard A. Garbarino, and Kevin Mullin,
Vice Mayor Mark Addiego and Ma oar KarYl Matsumoto
NOES: T1one
ABSTAIN: None
ABSENT: None
A'
As Mayor of the City of South San Francisco,
Ordinance this 28th day of January, 2009.
T:
Cl
I do hereby~pprove the foregoing
c
,, ~~
ryl Matsumoto, Mayor