HomeMy WebLinkAboutOrdinances_2992ORDINANCE NO. 2992
AN ORDINANCE OF THE CITY OF REDLANDS AMENDING TITLE 15,
CHAPTER 15.32, OF THE REDLANDS MUNICIPAL CODE RELATING TO
FLOOD DAMAGE PREVENTION AND FLOODPLAIN MANAGEMENT.
WHEREAS, California 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 the City of Redlands has previously adopted
floodplain management regulations; and
WHEREAS, on September 20, 2016, the City Council of the City of Redlands adopted
Ordinance No. 2837 updating Title 15, Chapter 15.32 (Flood Damage Prevention), of the Redlands
Municipal Code; and
WHEREAS, on September 1, 2020, the City Council of the City of Redlands adopted
Ordinance No. 2914 amending Title 15, Chapter 15.32 (Flood Damage Prevention), of the
Redlands Municipal Code; and
WHEREAS, the City of Redlands desires to update Title 15, Chapter 15.32 (Flood
Damage Prevention), of the Redlands Municipal Code to align with current applicable State
and/or Federal guidance and regulations; and
WHEREAS, the National Flood Insurance Act of 1968 was enacted by title XIII of
the Housing & Urban Development Act of 1968 ("Act") to provide previously unavailable flood
insurance protection to property owners in flood -prone areas. Under the Act and the regulations
promulgated under the Act, specifically 44 CFR § 59.2, in order to qualify for the sale of
federally -subsidized flood insurance, the City must adopt and submit to the Federal
Insurance Administrator an ordinance adopting flood plain management regulations that satisfy
the requirements of 44 CFR Part 60 and that are designed to reduce or avoid
future flood, mudslide or flood -related erosion damages and include enforcement provisions; and
WHEREAS, while the City of Redlands has adopted the most recent version of the
California Building Code and has an ordinance for flood plain management regulations that
previously satisfied the prerequisites for the National Flood Insurance Program or the regulations
set forth at 44 CFR Part 60, amendments to the City's ordinance are required to continue to
satisfy the National Flood Insurance Program or the regulations set forth at 44 CFR Part 60; and
WHEREAS, pursuant to 44 CFR § 59.24, a government entity that is otherwise eligible
for the sale of federal flood insurance shall be subject to suspension from the National Flood
Insurance Program for failing to submit copies of adequate flood plain management
regulations meeting the minimum requirements of 4 CFR Part 60 and,
WHEREAS, the City Council finds that the impending loss of community eligibility for
discounted flood insurance under the National Flood Insurance Program poses a current and
immediate threat to the public health, safety, and welfare presented by floods and related
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conditions during the upcoming rainy season(s). In the absence of this ordinance's effectiveness,
the City would be unable to secure eligibility to purchase discounted federal flood insurance for
affected community members, as well as to protect the public health, safety, and welfare from
the potential adverse effects of lack of insurance coverage to recover from a flood or flood -
related disaster; and
WHEREAS, on October 21, 2025, the City Council held a regular public meeting at
which interested persons had an opportunity to testify in support of, or opposition to, Ordinance
No. 2992; and
WHEREAS, after closing public comment and deliberating upon the matter, the City
Council finds that approval of the proposed amendment to Title 15, Chapter 15.32 (Flood
Damage Prevention), of the Redlands Municipal Code will be in the best interests of the public
health, safety, and general welfare.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF REDLANDS DOES
ORDAIN AS FOLLOWS:
SECTION 1. Section 15.32.020 of Chapter 15.32 of the Redlands Municipal Code,
entitled "Definitions," is hereby amended to read as follows:
"15.32.020: DEFINITIONS:
The following words shall have the meanings ascribed to them:
ACCESSORY STRUCTURE: A structure that is accessory to and incidental to that of the
dwelling(s) and that is located on the same structure.
ACCESSORY USE: A use which is incidental and subordinate to the principal use of the
parcel of land on which it is located.
ALLUVIAL FAN: 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: 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.
APPEAL: A request for a review of the chief building official's interpretation of any provision
of this chapter.
AREA OF SHALLOW FLOODING: A designated AO or AH zone on the flood insurance rate
map (FIRM) where the base flood depths range from one to three feet (T), 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.
ATTENDANT UTILITIES AND EQUIPMENT: Utilities, mechanical. Electrical, fuel gas,
plumbing, HVAC, and related equipment, as well as services associated with new construction
and substantial improvements.
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BASE FLOOD: A flood which has a one percent (1 %) 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.
BASE FLOOD ELEVATION (BFE): Elevation of flooding, including wave height, have a one
percent (1 %) chance of being equaled or exceeded in any given year.
BASEMENT: Any area of the building having its floor subgrade (below ground level) on all
sides.
DEVELOPMENT: Any manmade 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.
DRY FLOODPROOFING: A combination of measures that results in a structure, including the
attendant utilities and equipment, being watertight with all elements substantially impermeable
and with structural components having the capacity to resist flood loads.
ENCROACHMENT: 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: 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 the effective date of the floodplain management regulations adopted by a community.
EXPANSION TO AN EXISTING MANUFACTURED HOME PARK OR SUBDIVISION:
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 BOUNDARY AND FLOODWAY MAP (FBFM): The official map on which the
federal emergency management agency or federal insurance administration has delineated both
the areas of special flood hazard and the floodway.
FLOOD, FLOODING, OR FLOODWATER:
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 HAZARD BOUNDARY MAP: The official map on which the federal emergency
management agency or federal insurance administration has delineated the areas of flood
hazards.
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FLOOD INSURANCE RATE MAP (FIRM): 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 STUDY: 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 ADMINISTRATOR: The city's chief building official.
FLOODPLAIN MANAGEMENT: 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: 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.
FLOODPLAIN OR FLOOD PRONE AREA: Any land area susceptible to being inundated by
water from any source (see definition of Flood, Flooding, Or Floodwater).
FLOODPROOFING: 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.
FLOODWAY: 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 (F).
FLOODWAY FRINGE: That area of the floodplain on either side of the "regulatory floodway"
where encroachment may be permitted.
FRAUD AND VICTIMIZATION: As related to sections 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 (50) to one
hundred (100) 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 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 DEPENDENT USE: A use which cannot perform its intended purpose
unless it is located or carried out in close proximity to water.
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GOVERNING BODY: The city council of the city of Redlands 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 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 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: The highest natural elevation of the ground surface prior to
construction next to the proposed walls of a structure.
HISTORIC STRUCTURE: 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 the 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: A manmade 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: 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: The lowest floor of the lowest enclosed area, including basement (see
definition of Basement), for:
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
nonelevation design requirements, but not limited to:
1. The wet floodproofing standard in subsection 15.32.110C of this chapter;
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2. The anchoring standards in subsection 15.32.110A of this chapter;
3. The construction materials and methods standards in subsection
15.32.110B of this chapter; and
4. The standards for utilities in section 15.32.120 of this chapter.
B. Residential structures, all subgrade enclosed areas are prohibited as they are
considered to be basements (see definition of Basement). This prohibition includes below
grade garages and storage areas.
MANUFACTURED HOME: 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: A parcel (or contiguous parcels) of
land divided into two (2) or more manufactured home lots for rent or sale.
MARKET VALUE: 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 if such factors are included in a report
prepared by an independent professional appraiser and supported by written explanation of the
differences.
MEAN SEA LEVEL: For purposes of the national flood insurance program, the national
geodetic vertical datum (NGVD) of 1929 or other datum, to which base flood elevation shown
on a community's flood insurance rate map are referenced.
MINIMUM NECESSARY: To afford relief with a minimum of deviation from the
requirements of this chapter.
MUDSLIDE (MUDFLOW) PRONE AREA: An area with land surfaces and slopes of
unconsolidated material where the history, geology, and climate indicate a potential for
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: 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
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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.
OBSTRUCTION: 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 projection 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 collect debris carried by the flow of water, or its
likelihood of being carried downstream.
PUBLIC SAFETY AND NUISANCE: As related to section 15.32.190 of this chapter, 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: A vehicle which is:
A. Built on a single chassis;
B. Four hundred (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: 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 a designated height.
REMEDY A VIOLATION: 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: Relating to, formed by, or resembling a river (including tributaries), stream or
brook.
SPECIAL FLOOD HAZARD AREA (SFHA): An area in the floodplain subject to a one
percent (1 %) or greater chance of flooding in any given year and is shown on an FHBM or FIRM
as zone A, AO, Al-30, AE, A99, or AIL
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 one hundred eighty (180) 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
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footings, the installation of piles, 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 the excavation of basements, 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 substantial improvement, the actual start of construction means the first
alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that
alteration affects the external dimensions of the building.
STRUCTURE: A walled and roofed building that is principally above ground; including a gas
or liquid storage tank or a manufactured home.
SUBSTANTIAL DAMAGE: 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
(50%) of the market value of the structure before the damage occurred.
SUBSTANTIAL IMPROVEMENT: Any reconstruction, rehabilitation, addition, or other
proposed new development of a structure, the cost of which equals or exceeds fifty percent
(50%) of the market 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.
VARIANCE: A grant of relief from the requirements of this chapter which permits
construction in a manner that would otherwise be prohibited by this chapter.
VIOLATION: 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.
WATER SURFACE ELEVATION: The height, in relation to the national geodetic vertical
datum (NGVD) of 1929 (or the datum, where specified), of floods of various magnitudes and
frequencies in the floodplains of coastal or riverine areas.
WATERCOURSE: A lake, river, creek, stream, wash, arroyo, channel or other topographic
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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SECTION 2. Section 15.32.040 of Chapter 15.32 of the Redlands Municipal Code,
entitled "Establishing the Areas of Special Flood Hazard," is hereby amended to read as
follows:
"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) for San
Bernardino County, California and Incorporated Areas" dated January 17, 1997, with
accompanying flood insurance rate maps (FIRMS) and flood boundary and floodway maps
(FBFMs), dated January 3, 1979, and all subsequent amendments and/or revisions, are adopted
by reference and declared to be a part 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, FIRMS and FBFMs
are on file at 35 Cajon Street, Suite 20, department of building and safety."
SECTION 3. Section 15.32.080 of Chapter 15.32 of the Redlands Municipal Code,
entitled "Warning and Disclaimer of Liability," is hereby amended to read as follows:
"15.32.080: 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 occasions and flood heights may be increased by manmade 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 emergency management agency, for
any flood damages that result from reliance on this chapter or any rule or regulation made
pursuant to this chapter.
If any section, provision or portion of the ordinance is deemed unconstitutional or invalid by a
court, the remainder of the ordinance shall be effective."
SECTION 4. Section 15.32.100 of Chapter 15.32 of the Redlands Municipal Code,
entitled "Chief Building Official; Duties and Responsibilities," is hereby amended to read as
follows:
"15.32.100: CHIEF BUILDING OFFICIAL; DUTIES AND RESPONSIBILITIES:
The chief building official, as the designated floodplain administrator, shall administer,
implement, and enforce this chapter by granting or denying development pennits in accordance
with its provisions and the chief building official duties and responsibilities shall include, but not
be limited to:
A. Permit Review:
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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 permits have been obtained;
3. Determine that the site is reasonably safe from flooding; and
4. The proposed development within zones Al-30 and AE without a designated
floodway 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 (P) 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
section 15.32.040 of this chapter, the chief building official shall obtain, review and
utilize any base flood elevation 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 15.32.110 of this chapter. Any such
information shall be submitted to the city for adoption; or
2. If no base 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 (2)
methods from the FEMA publication "Managing Floodplain Development In
Approximate Zone A Areas -A Guide Of Obtaining And Developing Base (100-Year)
Flood Elevations" dated July 1995, in order to administer section 15.32.110 of this
chapter.
a. Simplified method:
(1) 100-year or base flood discharge shall be obtained using the
appropriate regression equation found in a U.S. geological survey
publication, or the discharge -drainage area method; and
(2) Base flood elevation shall be obtained using the Quick-2
computer program developed by FEMA; or
b. Detail method:
(1) 100-year or base flood discharge shall be obtained using the
U.S. army corps of engineers' HEC-HMS computer program; and
(2) Base flood elevation shall be obtained using the U.S. army
corps of engineers' HEC-RAS computer program.
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C. Notification Of Other Agencies:
1. In alteration or relocation of a watercourse:
a. Notify adjacent communities and the California department of water
resources prior to alteration or relocation;
b. Submit evidence of such notification to the FEMA; and
c. 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:
a. Within six (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).
b. 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:
a. 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.
D. Documentation Of Floodplain Development: Obtain and maintain for public
inspection and make available as needed the following:
1. Certification required by sections 15.32.110 and 15.32.140 of this chapter
(lowest floor elevations);
2. Certification required by subsection 15.32.110C4 of this chapter (elevation or
floodproofing of nonresidential structures);
3. Certification of elevation required by subsection 15.32.11005 of this chapter
(wet floodproofing standards);
4. Certification of elevation required by section 15.32.130, "Subdivision
Standards", of this chapter;
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5. Certification required by section 15.32.160 of this chapter (floodway
encroachments);
6. Reports required by section 15.32.170 of this chapter (mudflow standards).
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 sections 15.32.180 and 15.32.190 of this chapter.
F. Remedial Action: Take action to remedy violations of this chapter."
SECTION 5. Section 15.32.110 of Chapter 15.32 of the Redlands Municipal Code,
entitled "Construction Standards," is hereby amended to read as follows:
"15.32.110: 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 movement of the 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 chapter.
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 and 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 by
elevating said equipment by at least one foot (V) above the base flood elevation;
and
4. If within zone AH or AO, adequate drainage paths around structures on slopes
to guide floodwaters around and away from proposed structures.
C. Elevation And Floodproofing:
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1. Residential construction, new or substantial improvement of any structure in
zone AE, AH, or Al-30 shall have the lowest floor, including basement, elevated
two feet (2') above the base flood elevation. 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 verified by the chief building
official to be properly elevated.
2. 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 (T), or elevated at least four feet (4') 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 any structure in
zone A shall have the lowest floor, including basement, be elevated at least two
feet (2') above the base flood elevation. 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.
4. Nonresidential construction, new or substantial improvement, in AO zones
shall either be elevated in conformance with subsection C1 or C2 of this section
or together with attendant utility and sanitary facilities be floodproofed to at least
two feet (2') above the BFE so that below this 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 enclose 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 floodwaters. 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 (2) openings having a total net area of not less
than one square inch for every square foot of enclosed area subject to
flooding. The bottom of all openings shall be no higher than one foot (l')
above grade. Openings may be equipped with screens, louvers, valves or
other coverings or devices; provided, that they permit the automatic entry
and exit of floodwaters; or
b. Be certified by a registered professional engineer or architect.
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6. Manufactured homes shall satisfy the standards in section 15.32.140 of this
chapter."
SECTION 6. Section 15.32.130 of Chapter 15.32 of the Redlands Municipal Code,
entitled "Subdivision Standards," is hereby amended to read as follows:
"15.32.130: SUBDIVISION STANDARDS:
A. All preliminary subdivision proposals greater than 50 lots or 5 acres shall identify the
special flood hazard 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 and provided to the chief building
official.
C. All subdivision proposals shall be consistent with the need to minimize flood
damage.
D. All subdivision proposals shall have public utilities and facilities such as sewer, gas,
electrical and water systems located and constructed to minimize flood damage by dry
floodproofing and elevating equipment by at least one foot (P) above the base flood elevation.
E. All subdivisions shall provide adequate drainage to reduce exposure to flood
hazards."
SECTION 7. Section 15.32.140 of Chapter 15.32 of the Redlands Municipal Code,
entitled "Standards for Manufactured Homes," is hereby amended to read as follows:
15.32.140: STANDARDS FOR MANUFACTURED HOMES:
A. All manufactured homes that are placed or substantially improved within zones Al-
30, AH, and AE on the community's flood insurance rate snap, 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 (2') above the base flood
elevation and be securely fastened to an adequately anchored foundation system to resist
flotation collapse and lateral movement.
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, 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 anchored foundation system to resist flotation,
collapse, and lateral movement, and to be elevated so that either:
1. The lowest floor of the manufactured home is at least two feet (2') above the
base flood elevation."
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I, Jeanne Donaldson, City Clerk, City of Redlands, hereby certify that the foregoing Ordinance
was duly adopted by the City Council at the regular meeting thereof, held on the 4"' day of
November, 2025, by the following vote:
AYES: Councilmembers Tejeda, Davis; Mayor Pro Tem Shaw
NOES: None
ABSENT: Mayor Saucedo and Councilmember Barich
ABSTAIN: None
Jeanne Donaldson, City Clerk
1A0rdinances\Nos 2900-2999 in Word12992-Flood Damage Prevention and Floodplain Management Clean.doex-jl