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A. All recreational vehicles placed on sites within Zones 2A1-3, AH, and AE on the city's flood insurance rate map will either:
1. Be on the site for fewer than one hundred eighty (180) days,
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 disconnection type utilities and security services, and has no permanently attached additions), or
3. Meet the permit requirements of Section 15.56.120 of this chapter and the elevation and anchoring requirements for manufactured homes in Section 15.56.180(A).
(Ord. 70 § 1 (part), 1992: Ord. 3 § 1 (part), 1991: prior code § 2.42.230)
Located within areas of special flood hazard established in Section 15.56.070. Since the floodway is an extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles, and erosion potential, the following provisions apply:
A. Prohibit encroachments, including fill, new construction, substantial improvement, and other new development unless certification by a registered professional engineer or architect is provided demonstrating that encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge.
(Ord. 70 § 1 (part), 1992: Ord. 3 § 1 (part), 1991: prior code § 2.42.240)
A. The floodplain administrator shall review permits for proposed construction of other development to determine if it is proposed within a mudslide area.
B. Permits shall be reviewed to determine that the proposed development is 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 soils;
2. Evidence of groundwater or surface water problems;
3. The depth and quality of any fill;
4. The overall slope of the site; and
5. The weight that any proposed development will impose on the slope.
C. Within areas which have mudslide hazards, the following requirements apply:
1. A site investigation and further review shall be made by persons qualified in geology and soils engineering;
2. The proposed grading, excavating, new construction, and substantial improvement shall be adequately designed and protected against mudslide damages;
3. The proposed grading, excavations, new construction and substantial improvement shall not aggravate the existing hazard by creating either on-site or off-site disturbances; and
4. Drainage, planting, watering and maintenance shall not endanger slope stability.
D. Within Zone M on the flood insurance rate map, the city shall adopt a drainage ordinance which at least complies with the standards of Sections 7001 through 7006 and Sections 7008 through 7015 of the 1988 Uniform Building Code:
1. The location of foundation and utility systems of new construction, substantial improvement and other proposed development;
2. The location, drainage and maintenance of all excavations, cuts and fills and planted slopes;
3. Protective measures including but not limited to retaining walls, buttress fills, subdrains, diverter terraces, benchings, etc.; and
4. Engineering drawings and specifications to be submitted for all corrective measures, accompanied by supporting soils engineering and geology reports.
(Ord. 70 § 1 (part), 1992: Ord. 3 § 1 (part), 1991: prior code § 2.42.260)
A. The floodplain administrator shall require permits for proposed construction and other development within all flood-related erosion-prone areas known to the city.
B. Such permits shall be reviewed to determine whether the proposed site alterations and improvements will be reasonably safe from flood-related erosion and will not cause flood-related erosion hazards or otherwise aggravate the existing hazard.
C. If a proposed improvement is found to be in the path of flood-related erosion or would increase the erosion hazard, such improvement shall be relocated or adequate protective measures shall be taken to avoid aggravating the existing erosion hazard.
D. Within Zone E of the flood insurance rate map, a setback is required for all new development from the ocean, lake, bay, riverfront, or other body of water to create a safety buffer consisting of a natural vegetative or contour strip. This buffer shall be designated according to the flood-related erosion hazard and erosion rate, in relation to the anticipated "useful life" of structures, and depending upon the geologic, hydrologic, topographic and climatic characteristics of the land. The buffer may be used for suitable open space purposes, such as for agricultural, forestry, outdoor recreation and wildlife habitat areas, and for other activities using temporary and portable structures only.
(Ord. 70 § 1 (part), 1992: Ord. 3 § 1 (part), 1991: prior code § 2.42.270)
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 through 15.56.140 and Sections 15.56.150 through 15.56.220 of this chapter 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 15.56.050 of this chapter) upon a determination that the proposed repair or rehabilitation will not preclude the structure's continued designation as a 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 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" as defined in Section 15.56.050 of this chapter), considering the flood hazard, to afford relief.
E. Variances shall only be issued upon (1) a showing of good and sufficient cause; (2) a determination that failure to grant the variance would result in exceptional "hardship" (as defined in Section 15.56.050 of this section) to the applicant; and (3) a determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, create "nuisances" (as defined in Section 15.56.050 of this chapter), cause "fraud or victimization" (as defined in Section 15.56.050 of this chapter) of the public, or conflict with existing local laws or ordinances.
F. 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 Section 15.56.240(A) through (E) are satisfied and that the structure or other development is protected by methods that minimize flood damages during the base flood and create no additional threats to public safety.
G. Upon consideration of the factors of subsection C of this section and the purposes of this chapter, the city council of the city may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter.
(Ord. 70 § 1 (part), 1992: Ord. 3 § 1 (part), 1991: prior code § 2.42.300)
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