HomeMy WebLinkAboutOrdinances_2472_CCv0001.pdf ORDINANCE NO. 2471
AN ORDINANCE OF THECITY OF REDLA NDS AMENDYNG CHAPTER 15.32
OF THE REI LANDS NIL7NICIPAL CODE RELATING TO FLOOD DAMAGE
PREVENTION
The City Council of the City of Redlands does ordain as follows-
sccltion 1. Chapter 15,32 of the Redlands Municipal Code is hereby deleted its its entirety
and rewritten to read as follows:
"Chapter 15.32
FLOOD DAMAGE PREVENTION
Sections:
15.32.010 Purpose.
1531020 Definitions.
15.32. 30 Applicability of Chapter provisions.
15.332.040 Establishment of areas of special flood hazard.
15.32.050 Compliance required.
1532-060 Abrogation or greater restrictions.
1532.070 Interpretation.
15.31080 Warning and disclaimer of liability.
15-32.090 Development pei-niit--Required--Applicatioii.
15.32.100 Chief Building 0 ffici al--Duties and Responsibilities,
1532.110 Construction standards.
15.32.1 20 Utility standards.
15.32.1 30 Subdivision standards.
15 31140 Standards for manufactured homes.
15.31150 Standards for recreational vehicles.
15.32.160 Floodways.
15.32.1 70 Mudslide.
15-32.180 Appeal Board.
15.32-190 Variance conditions.
15.32.010 Purpose.
The put-pose of this Chapter is to promote the public health, safety and welfare, and to
,minimize public and private losses due to flood conditions in specific areas by establishing
requirements and restrictions designed to protect human life and health, minimize expenditure of
public money for costly flood control projects and damage to public facilities and utilities,minimize
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the need for rescue and relief efforts associated with flooding and generally undertaken at the
expense of the general public, maintain a stable tax base by providing for the sound use and
development of areas of special hazards so as to minimize future flood blight areas and ensure that
potential buyers are notified that property is in an area of special flood hazard.
15.32.020 Definitions.
The following words shall have the meanings ascribed to them:
Acc�e_sson, use means a use which is incidental and subordinate to the principaluse 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.
Ap_e_,x means the point of highest elevation on an alluvial fan, which on undisturbed fans is
generally the point where the major stream that formed the fan emerges from the mountain front.
A
Tpeal means a request for a review of the Chief Building Official's interpretation of any
provision of this Chapter.
Area of shallow flooding means a designated AO or AH Zone on the Flood Insurance Rate
Map(FIRM)where 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.
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
Chapter.
Basement means any area of the building having its floor subgrade(below ground level)
on all sides.
DevLlopment means any man-made change to improved or unimproved real estate,
including but not limited to buildings, 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,
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Existing manufactured hoI21g_VAIj_gL.sirbdi�.x°i ion means a manufactured home park or
subdivision for which the construction of faciliticsfor 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 the effective
date of the floodplain management regulations adopted by a community.
Expansion to an existing,manufactured home park or subdivision means the preparation of
additional sites by the construction of facilities for servicin the lots on which the manufactured
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homes are to be affixed(including the installation of utilities, the construction of streets, and either
final site grading or the pounng of concrete pads).
I
Flood, flooding._or.flood water means:
1. Ageneral 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 (ie.,
mudflows); and
2. The condition resulting from flood-related erosion,
Flood boundary and floodw4y map±EBFMI means the official map on which the Federal
Emergency Management Agency orFedcral Insurance Administration has delineated both the areas
of special flood hazard and the floodway.
Flood Hazard Boundary Map means the official map on which the Federal Emergency
Management Agency or Federal Insurance Administration has delineated the areas of flood hazards,
Flood insurance rate mat) (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 of premium zones applicable to the community.
Flood insurance-aigdy 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.
Floodplainor flood prone area means any land area susceptible to being inundated by water
from any source(see "Flooding").
Floodplain Admijristrator means the City's Chief Building Official,
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 riot limited to,emergency preparedness plans,flood
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control works, floodplain management regulations and open space plans.
Floodplain management re Mations means this Chapter,subdivision regulations,building
codes, health regulations, ordinances (such as grading and erosion control) and other applications
of police power regulations 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.
Flood proofing; 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.
Floodwa 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 (referred to as "Regulatory Floodway" ).
Floodwgy_fringe means that area of the floodplain on either side of the "Regulatory
Floodway" where encroachment may be permitted.
Fraud and victimization as related to Section 15.32.180 and 15.32.190 of this Chapter,
means that the variance granted must not cause fraud on or victimization of the public. In examining
this requirement, the City will consider the fact that every newly constructed building adds to
government responsibilities and remains a part of the city for fifty to one-hundred years. Buildings
that are pennitted 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 City 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 devendent use means a use which cannot perform its intended purpose unless
it is located or carried out in close proximity to water.
Qovernin,(;body means the City Council ofthe City of Redlands,that is empowered to adopt
and implement regulations to provide for the public health, safety and general welfare of its
citizenry.
HaLdshin as reflated to Section 15,32.190, of this Chapter means the exceptional hardship
that would result from a failure to grant a 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 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
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elsewhere or put the parcel to a different use than originally intended.
Ii het adjacent garde means the highest natural elevation of the ground surface prig t
construction nett to the proposed walls of a structure.
Historic structure paeans any structure that is
1. Listed individually in the National register of historic Places(a listing maintained
by the Department anent ofInterior)orpreliminarily determined by the Secretary ofthe Interior as meeting
the requirements for individual listing on the National Register;
2. Certified or preliminarily determined by the Secretary of the Interior as contributing'
to the historical significance of registered historic district or a district preliminarily determined by
the Secretary to qualify as a registered historic district,
Individually fisted on a state inventory of historic places in states with historic
preservation programs which have been approved by the Secretary of Interior; or
4. Individually listed on a local inventory ofbisto is 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 its states without approved
programs.
Levee system means marl-made structure,usually an earthen embankment, designed and
constructed in accordance with sound engineering practices to contain,control or divert the flaw o
water so as to provide protection from temporary flooding.
I evee s ste 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") for:
1. An unfinished or flood resistant enclosure below the lowest f loorthat is usable solely'
for paring,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,but not limited to.
a The wet floc dproofing standard in section 1 .32.110 t
bs The anchoring standards; in ,sections 15.32.110
c� Theconstruction materials and methods standards;i section 15.32,l IOB and
d. The standards for utilities in section 15.32.120.
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2. Residential structures, all subgrade enclosed as 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 pernianent 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 means the cost to replace the structure in new condition and adjusting that cost
figure by the amount of depreciation which has accrued since the structure was constructed. The
cost of replacement of the structure shall be based on a square foot cost factor determined by
reference to a building cost estimation guide recognized by the building construction industry. The
amount of depreciation shall be determined by taking into account the age and physical deterioration
of the structure and functional obsolescence as approved by the floodplain administrator, but shall
not include economic or other forms of external obsolescence. Use of replacement costs or accrued
depreciation factors different from those contained in recognized building cost estimation guides
may be considered only is such factors are included in a report prepared by an independent
professional appraiser and supported by written explanation of the differences.
Mean sea level means, for purposes of the National Flood Insurance Program, the National
Geodetic Vertical Datum (NG D)of 1929 or other datum, to which base flood elevation shown on
a community's Flood Insurance Rate Map are referenced.
Minimum necessa means to afford relief with a minimum of deviation from the
requirements of this Chapter.
Mudslide, (i.e., mudflow) pLoLiic area means an area with land surfaces and slopes of
unconsolidated material where the history, geology, and climate indicate a potentialfor mudflow.
New construction for floodplain management purposes,means structures for which the"start
of construction" commenced on or after the effective date of floodplain management regulations
adopted by this community, 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 senricing 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 the
effective date of floodplain management regulations adopted by this City.
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Obstruction means any darn, 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 projection into any watercourse
which may alter, impede. retard or change the direction and/or velocity of the flow oiwater, or due
to its location, its propensity to snare or collect debris carried by the flow of water, or its likelihood
of being carried downstream,
Public safety and_nuisance, as related to Section 15.3)2.190 of this Chapter, means that the
granting of a variance must trot result in anything which is injurious to safety or health of an entire-
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community or neighborhood,or any considerable number ofpersons,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:
I. Built on,a single chassis;
2- Four hundred square feet or less when measured at the largest horizontal projection;
3. Designed to be self-propelled or permanently towable by a light-duty truck; and
4Designed primarily not for use as a permanent dwelling but as temporary living
quarters for recreational, camping, travel, or seasonal use.
Regulatory floodw 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 a structure or other development into compliance with
State and local floodplain management regulations, or, if that 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 this Chapter
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, fortited by, or resembling a,river tributaries), stream
or brook.
S aerial flood hazard area S1 FT means an area in the floodplain subject to a one percent
or greater chance of flooding in any given year and is shown on an FI4BM or FIRM as Zone A,AO,
A
l- 30, AE,A99,or.AH.
Start.!2fconstruction includes substantial improvement,and otherproposed new development
and means the date the building pen-nit was issued;provided, the actual start of construction,repair.
reconstruction, rehabilitation, addition, placement or other improvement was within one hundred
eighty days of the permit date, The "actual start" means either the first placement of permanent
construction of a structure on a site, such as the pouring of slab or footings, the installation of piles,
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the construction of columns, or any work beyond the stage of excavation; or the placement of
manufactured home on a foundation. "Permanent construction" does not include land preparation,
such,as clearing, grading and filling,the installation of streets and/or walkways;nor does it include
excavation of basements, footings,piers or foundations or the erection of temporary forms; nor not
does it include the installation on the property of accessory buildings, such as garages or sheds not
occupied as dwellings units or not part of the main structure. For a substantial improvement, the
actual start of construction means the first aIteration of any wall,ceiling,floor,or other structure part
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; including
a gas or liquid storage tank or a manufactured homes.
Sqbstantial 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 fifty percent of the
market value of the structure before the damage occurred.
Substantial imDrovement means any reconstruction, rehabilitation, addition, or other
proposed new development of a structure, the cost of which equals or exceeds fifty percent of the
market value ofthe 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:
I r ;ny 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
2. Any alteration of a historic structure,provided that the alteration will not preclude
the structure's continued designation as a historic structure.
Variance means a grant of relief from the requirements of this Chapter which permits
construction in a manner that would otherwise be prohibited by this Chapter.
Vigation means the failure of a structure or other development to be fully compliant with
this Chapter. A structure or other development without the elevation certificate,other certification,
or other evidence of compliance required by this Chapter is presumed to be in violation until such
time as that,documentation is provided.
Wag- surface elevation means the height, in relation to the National Geodetic Vertical
Datum (NGVD) of 192% (or the datum, where specified) of floods of various magnitudes and
frequencies in the flood plains of coastal or riverine areas.
Watercourse means a lake,river,creek,stream,wash, arroyo, channel or other topographic
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feature on or over which waters flow at least periodically, Watercourse includes specifically
designated areas in which substantial flood damage may occur.
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15.32.030 Applicability of Chapter provisions.
This Chapter applies to all areas of special flood hazards within the jurisdiction of the City.
15.32.040 Establishing the areas of special flood hazard.
The areas of special,flood hazard identified by the Federal Insurance Administration(FIA)
of the Federal Emergency Management Agency(FEMA) in the Flood Insurance Study(FIS)dated
March 18, 1996 and the Flood Insurance Rate Map (FIRMs) and Flood Boundary and Floodway
maps (FBFMs), dated March 18, 1996, and all subsequent amendments and/or revisions, are
adopted by reference and declared to be apart of this Chapter. This Flood Insurance Study(FIS)and
attendant mapping is the minimum area of applicability of this Chapter and may be supplemented
by studies for other areas which allow implementation of this Chapter and which are recommended.
to the City Council by the Chief Building Official. The study, FIRA4s and FBFMs are on file at 35
Cajon Street, Suite 20, Department of Building and Safety.
15.32.050 Compliance required.
No structure or land shall hereafter be constructed, located, extended, converted or altered
without full compliance with the provisions of this Chapter and other applicable regulations. Any
violations of the provisions of this Chapter by failure to comply with any of its requirements
(including violations of conditions and safeguards established in connection with conditions) shall
constitute a misdemeanor. Nothing in this Chapter shall prevent the City from taking any action
necessary to prevent or remedy a violation.
15.32.060 Abrogation or greater restrictions.
This Chapter is not intended to repeal,abrogate,or impair any existing easements,covenants
or deed restrictions. However, where this Chapter and another ordinance, easement, covenant or
deed restriction conflicts or overlaps,whichever imposes the more stringent restrictions shall prevail.
15.32.070 Interpretation.
In the interpretation and application of this Chapter, all provisions shall be considered as
minimum requirements, liberally construed in favor of the City and deemed neither to limit nor
repeal any other powers granted under State statutes.
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15.32.080 Warning and disclaimer of liability.
The degree of flood protection required by this Chapter is considered reasonable for
regulator, ,purposes and is based on scienti fic and engineering considerations. Larger floods can and
will occur on occasions and flood heights may be increased by main-made or natural causes. This
Chapter 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 Chapter shall not create liability on
the part of the City, any elected official, officer or employee thereof, the State of California, or the
Federal Insurance Administration,Federal Finer encyMa'na ement Agency,for any flood damages
that result from reliance on this Chapter or any rale or regulation made pursuant to this Chapter.
1 . x.090 Development permit--Required--Application
A development permit shall be obtained before construction or development begins Within
any area of special flood hazard. Application for a development permit shall be made on forms
funiished by the Chief Building Official and may include, but not be limited to, plans in duplicate
awn to scale showing the nature, location, dimensions and elevation of the area in question
existing or proposed structures, fill, storage of materials, drainage facilities and the location of the
foregoing; provided., however, the following information is required:
A. Site plait, including but not limited to
1, For all structures, spot ground elevations at building earners and 20-foot or
smaller intervals along the foundation footprint, or foot contour elevation
throughout the building site; and
. Proposed location of water supply, sanitary sewer, and utilities; and
3. if available, the base flood elevation from the Flood Insurance Study and/or
Floor insurance Rate Maps; and
4 If applicable,the locution of the regulatory floodway; and
B. Foundation design detail, including but not limited to
1. Proposed elevation in relation to man sea level;of the lowest floor(including
basement) of all structures; and
2: For a crawl-space foundation, located ;and total net area of foundation
opening as required in Section 1 .3 ..110 of this Chapter;and:
3`. For foundation place on fill, the location and height of fill* and compaction
requirements {compacted to 95 percent using the Standard Proctor Test
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method and
C. proposed elevation in relation to mean sea level to which any nonresidential strttc ur
will be flood proofed, as required in Section 1 .' 2.1 t 0 of this Chapter, and
D. All appropriate certification listed in Section 15.3) .110 of this Chapter; and
E. Description of the extent to which any watercourse will be altered or relocated a,s
result of proposed development.
1. .3 .100 Chief Building Official—Duties and responsibilities.
The Chief Building Official shall administer, implement and enforce this Chapter by
granting or denying development permits in accordance with its previsions and the ChiefBuilding
Official duties and responsibilities shall include, but not be limited to:
A Permit review. Review all development to determine that:
1. Review all development permits to determine that the permit requirements
of this Chapter have been satisfied;
2. Ensure that all other state and federal pen-nits have leen obtained
3. l etennine that the site is reasonably safe from flooding, and
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:
For purposes of this Chapter, "adversely affects" means that the cumulative effect of the proposed
development when combined with all other existing and anticipated development will increase the
water surface elevation of the base flood more than one foot at any point:
B� Review, Use and Development of Other Base Flood data.
1 When base flood elevation data has not been provided in;accordance with.
15.3)2.040, the Chief building Official shall obtain,_review and utilize any
base flood clevation and floodway data available from a federal,state or other
sources, or if no base flood elevation data is available from a federal or state
agency or other source, in order to administer Section 15.32.120.Any such
information shall be submitted to the City for adoption, or
2if no blase flood elevation data,is available from a federal or state agency or
other source, then a base flood elevation shall be obtained using one of the
two methods from the FENIA publication "Managing Floodplain
Development in Approximate Zone A Areas-A Chide of Obtaining and
Developing Bas (100-year) Flood Elevations" dated duly 1995 in order to
administer Section 15.')2.120.
a Simplified method
i 100 year or base flood discharge shill be obtained using the
appropriate regression equation found in a U.S. Geological
Survey publication, or the discharge-drainage area method
and
ii Base flood elevation shall be obtained using the nick
computer program developed by FEMA; or
b. Detail method
i. 100 year or base flood discharge shall be obtained using the
U.S: Army Corps of Engineer'sHEC-HMS computer
program; and
ii base flood elevation shall be obtained using the U.S. Army
Corps of Engineers' HEC-RAS computer program.
C. Notification of father Agencies. In alteration or relocation_ofawatercourse:
1. Notify adjacent communities and the California: Department of Water
Resources prior to alteration or relocation,
2. Submit;evidence ofsuchnotification totheFederalInsurance Administration,
FederalEmergency Management Agency; and
3. Assure that the flood carrying capacity within the altered or relocated portion
of said watercourse is maintained.
D Documentation of Floodplain Development. Obtain and maintain for public
inspection and make available as needed the following:
1-: Certification required by Section 15.32.110 and 15.32.1 40 (lowest floor
elevations);
2. Certification required by Section 15.32.110 C4 (elevation or floodprooting'
of non residential structures),
3:- Certification of elevation require Section 15.32.110`C5 ( et floodproofin
standards).
. Certification of elevation required by Section. 15.32.130 (subdivision,
standards):
5a Certification required by Section 15,32.160 (floodway encroachments),
. Reports required by Section 15.32.100 mudflow standards).
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E. Map Determinations, Make interpretations, where needed, as to the exact location
of the boundaries of the areas of special flood hazards (for example, where there appears to be a
conflict between a mapped boundary and actual field conditions). Any person contesting the
location of a boundary shall be given a reasonable opportunity to appeal the interpretation as
provided in Section 15.32.1 80 and 1.5,32.190 of this Chapter.
F. Remedial Action. Take action to remedy violations of this Chapter.
1-5.32.110 Construction standards.
In all areas of special flood hazards the following standards are required:
A. Anchoring.
1. All new construction and substantial improvements shall be anchored to
prevent flotation,collapse or lateral rnovement ofthe structure resulting from
hydrodynamic and hydrostatic loads, including the effects of buoyancy.
2. All manufactured homes shall meet the anchoring standards of Section
15.32.140 of this section.
B. Construction Materials and Methods.
1, All new-construction and substantial improvements shall be constructed with
flood resistant materials and utility equipment resistant to flood damage;
2. All new construction an substantial improvements shall be constructed using
methods and practices that minimize flood damage.
3. All new construction and substantial improvements shall be constructed 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 if
4. Within zone AH or AO,adequate drainage paths around structures on slopes
to guide flood waters around and away from proposed structures.
C. Elevation and Flood proofing.
I Residential construction, new or substantial improvement of any structure
shall have the lowest floor,including basement, elevated to or above the base
flood elevation. Upon the completion of the structure the elevation of the
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lowest floor including basement shall be certified by a registered professional
engineer or surveyor;,or verified by the 'hiefBuilding Official to be properly
elevated.
r Residential construction, new or substantial improvement, of any structure
in zone AO shall have the lowest floor, including basement, elevated above
the highest adjacent grade to a height exceeding the depth number specified
in feet on the FIRM by at least two feet, or elevated at least four feet above
the highest adjacent ,grade if no depth number ,is specified. Upon the
completion of the structure, the elevation of the lowest floor including
basement shall be certified by a registered professional engineer or surveyor,
or by the Chief Building Official to be properly elevated.
3. Residential construction,new or substantial improvement of anstructure in
zone A shall have the lowest floor, including basement,be elevated at least
two feet above the base flood elevation. Upon the completion of the
structure, the elevation of the lowest floor including ing basement shall be
certified by a registered professional engineer or surveyor, or by the Chief'
Building Official to be properly elevated..
4. Nonresidential construction,new or substantial improvement,shall either be
elevated in conformance with subsection Cl or C2 of this section or together
with attendant utility and sanitary facilities be flood proofed so that below the
base flood level the structure is watertight with walls substantially
impermeable to the passage of water,have structural components capable of
resisting: hydrostatic and hydrodynamic loads and effects of buoyancy, and
be certified by a registered professional engineer or architect that the
standards of this subsection are satisfied.: Such certifications shall be
provided to the Chief Building Official.
5. All new construction and substantial improvements,that 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 farces
on exterior walls by allowing for the entry and exit of flood.waters. Designs
for meeting this requirement shall either be certified by a registered
professional engineer or architect and must meet or exceed the following
minimum criteria:'
a. Have a minimum of two openings having a total net area of not less
than one square inch for every square foot of enclosed area subject to
hooding. The bottom of all openings shall be no higher than one foot
above grade. Openings may be equipped with screens, louvers,
IkUIrrWrd\()rd 2472.%vpd 14
valves or other coverings or devices; provided, that they permit the
automatic entry and exit of flood waters, or
b. Be certified by a registered professional engineer or architect,
6. Manufactured homes shall satisfy the standards in Section 15.32.140.
15.32.120 Utility standards.
A. All new and replacement water supply and sanitary sewage systems shall be designed
to minimize or eliminate infiltration of flood waters into the system and discharge from the systems
into flood waters.
B. Oil-site waste disposal systems shall be located to avoid impairment to them or
contamination from them during flooding.
15.32.130 Subdivision standards.
AAll preliminary subdivision proposals shall identify the special floodhazard area:and
the elevation of the base flood.
B. All final subdivision plans shall provide the elevation of proposed structures and
pads. If the site is filled above the base flood elevation, the lowest floor and pad elevation shall be
certified by a registered professional engineer or surveyor an provided to the ChiefBuilding Official,
C. All subdivision proposals shall be consistent with the need to minimize flood damage.
D. All subdivision proposals shall have public utilities an facilities such as sewer, as
electrical and water systems located and constructed to minimize flood damage.
E All subdivisions shall provide adequate drainage to reduce exposure to flood hazards.
15.32.140 Standards for manufactured homes.
A. All manufactured homes that are placed or substantially improved within Zones A I-
30, AH, and AE on the community's Flood Insurance Rate Map, 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; (4) in an existing
manufactured home park or subdivision on which a manufactured home has incurred "substantial
damage" as the result of a flood, shall be elevated on a permanent foundation such that the lowest
floor of the manufactured home is elevated to at least two feet above the base flood elevation and
be securely fastened to an adequately anchored foundation system to resist floatation collapse and
1:%4jrW,0rd\0rd 2472,wpd 15
lateral movement.
B. All manufactured homes to be placed or substantially improved on sites in,an existing
nianufactured home park- or subdivision within Zones Al - 30, AH,, and AE on the community's
Flood Insurance Rate Map that are not subject to the provisions of subsection A of this section will
be fastened to an adequately anchor foundation system to resist flotation, collapse, and lateral
movement, and to be elevated so that either the:
1. The lowest floor of the manufactured home is at least two feet above the base
Mood elevation, or
2. The manufactured home chassis is supported by reinforced piers or other
foundation elements of at least equivalent strength that are no less than thirty-
six inches in height above grade. Upon completion of the structure, the
elevation of the lowest floor including basement shall be certified by a
registered professional engineer or surveyor,and verified by the city building
inspector to be properly elevated. Such certification and verification shall be
provided to the Chief Building Official,
15. 2.15 Standards for recreational vehicles.
All recreational vehicles placed on sites within a floodplain shown on the City's Flood
Insurance Rate Map will either:
A. Be on the site for fewer than 180 consecutive days;
B. Be fully licensed and ready for highway use - a recreational vehicle is ready for
highway use if it is on its wheels ol-jacking system,is attached to the site only by quick disconnects
type utilities and security devices, and has no permanently attached additions, or
C. Meet the permit requirements of this Chapter and the elevation and anchoring
requirements for manufactured homes in 15.32.140 of this Chapter.
15.32.160 Floodways.
Located within areas ofspecial flood hazard established in Section 15.32.040 ofthis Chapter
are areas designated as floodways— Because the floodway is an extremely hazardous area due to the
velocity of flood waters which care debris,potential projectiles and erosion potential,the following
provisions shall apply:
A. Prohibit encroachments,including fill,ne)v construction,substantial improvements,
and other development unless certification by a registered professional engineer or architect is
provided demonstrating that encroachments shall not result in any increase in the base flood levels
LAm'Ord"Ord 2472,wpd 16
during the. occurrence of the base flood discharge:
B, If the above is satisfied,all new construction,substantial improvements,and proposed
development shall comply with all gather applicable food hazard reduction provisions of this article;
15.32.170 Mudslide (ie. Mudflow Prone Areas)
A The Chief Building Official shall review permits for proposed construction of other
development to detem-iine if it is proposed within a mudslide area,
R permits shall be reviewed to determine that the proposed site and improvement will
be reasonably safe from mudslide hazards. Factors to be considered in making this determination
include but are not limited to (1) the type and quality of sails; ( ) evidence of ground water or
surface water problems;( )depth and quality of any fill; (4)overall slope of the site; (5)weight that
y proposed development will impose on the slope.
C. Within areas which may have mudslide hazards, the Chief building Official shall
require that(1)a site investigation and further review be made by persons qualified in geology and
soils engineering; ( ) the proposed grading, excavation,. new construction, and substantial
improvement be,adequately designed and protected against mudslide damages; ( ) the propose
grading, excavation, new construction, and substantial improvement not aggravate the existing
hazard by creating ether on-site or off-site disturbances; (4) drainage, planting, watering, and
maintenance not endanger slope stability;
15.32.180 appeal board.
A. The planning Commission shall hear and decide the appeals and requests for
variances from the requirements of this Chapter when it is alleged that there is an error in any
requirement, decision or determination made by the Chief Building Official in the enforcement or
administration of the ordinance codified in this Chapter. In passing upon such applications, the
Planning Commission shall consider all technical evaluations, all relevant factors, standards'
specified in other provisions of this Chapter, and:
10 The danger that materials may be swept onto other lands to the injury of
others;
. The dancer of life and property date to flooding or erosion damage;
The 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. The importance of the services provided by the proposed facility to the
.4,dp*0rd%0rd 2472.wrd 1
community
. The necessity for the facility of waterfront location, where applicable;
6, The availability of alternative locations for the proposed use which are not
subject to flooding or erasion damage,
7� The compatibility of the proposed use with existing an anticipated
development;
. The relationship of the proposed use to the comprehensive plan and
floodplain management program for that area;
9. The safety of access to the property in time of flood for ordinary and
emergency vehicles;
10. The expected heights,velocity, duration, rate of rise, and sediment transport:
of the flood waters expected at the site; and
11. The casts 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.
. Any applicant to whore a variance is grated shall be given written notice that the
structure will be permitted to be built with a lowest floor elevation below the regulatory flood
elevation and that the cost of flood insurance will he commensurate with the increased risk resulting
from the reduced lowest floor elevation. A copy of the notice shall be recorded by the Chiefbuilding
Official in the office of the County Recorder for San Bernardino County and shall be recorded in a
manner so that it appears in the chain of title to the affected parcel of land.
Upon consideration of the factors listed in this section and the purposes of this
Chapter, the Planning Commission may attach such conditions to the granting of variances as it
deems necessary to further the purposes of this Chapter. The Chief Building Official shall maintain
the records of all appeal actions and report any variances to the Federal Insurance Administration
upon request.
15-32.190 "Variance conditions.
A. Generally, variances may be issued for new construction and substantial
improvements, and other proposed neer development to be erected on a lot ofone-half acre or less
in size contiguous to and surrounded by lots with existing structures constructed below the base
flood level,, providing Section 15.32.090 through 15.32.170 of the Chapter have been fully
considered. As the lot size increases beyond one-half acre, the technical justification required for
1:sajn„,0rd%0rd 2471 1
issuing the variance increases.
B. Variances may be issued for the reconstruction,rehabilitation or restoration ofhistori
structures listed in the National Register of Historic Places or the State Inventory ofHistoric Places,
upon a determination that the proposed reconstruction,rehabilitation or restoration 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 designated floodw y ifany increase in flood:
levels during the base flood discharge would result.
D. Variances shall only be issued upon an determination that the variance is the
minimum necessary, considering the flood hazard, to afford relief`.
E. Variances shall be issued upon:
1,.. A showing of good and sufficient cause;
. A determination that failure to grant the variance would result in exceptional
hardship to the applicant; and
3: A determination that the granting of variance would not result in increased
flood heights, additional threats to public safety, extraordinary public
expense, create nuisances, cause fraud on or victimization of, the public or
conflict with existing local laws or ordinances.
F. Variances may be issued for new construction and substantial improvements and for
other development necessary for the conduct of a functionally dependent use; provided, that the
provisions of this article are satisfied and that the structure or other development is protected b
methods that minimize flood damages during the base flood and create no additional threats to public
safety and does not create a public nuisance.`"
Section 2. This ordinance, and the various parts 'hereof, 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 hereof,
other than the section so declared to be unconstitutional or invalid,
Section 3. The Mayor shall sign this ordinance and the City Clerk- shall certify to the
adoption of this ordinance and shall cause it, or asuinmar�,, of it, to be published once in the
Redlands Daily Facts, a newspaper of general circulation 'with]n the City and thereafter, this
ordinance shall,take effect as provided by law.
Pat Gilbreath, Mayor
ATTEST:
Lorrie oyzer, C' k. rk
1, Lorrie Poyzer, City Clerk of the City of Redlands, hereby certify that the foregoing ordinance
was duly adopted by the City Council at a regular meeting'thereof held an the 19th day of June,
2001, by the following vote:
AYES: Councilmembers George, Freedman, Peppler, Haws; Mayor Gilbreath
NOES: None
ABSENT: None
ABSTAIN: None
Lorriet, yzer, Cit
City of R dIands